Kew · Richmond upon Thames · Richmond Park constituency · 51.47905, -0.28473

TW9 3HA— Kew, Richmond upon Thames

Location and area intelligence for TW9 3HA, Kew, Richmond upon Thames

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 43/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
71
Safety
75
Schools
90
Transport
43
Environment
66
Investment
39

The bottom line

TW9 3HA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

TW9 3HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.9% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for TW9 3HA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW9 3HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The King's Church of England Primary School

Good · Inspected Jul 2024 · 2 min walk

KS2: 109.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 28 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 15 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.7 incidents per 1,000 residents

Better than 51% of London
↑ Rising 1262.5%

+21% vs borough

Crime by type

Other27%
Vehicle crime22%
Violence & sexual offences20%
Anti-social behaviour11%
Burglary11%
Drug offences6%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 1.3km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

TW9 district median

£605,000

Based on 161 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£15,990/m²
Price per ft²£1,486/ft²
Avg floor area177.5 m²

EPC breakdown

C
2%
D
12%
E
5%
F
1%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 78%Terraced 6%Detached 10%Flat 6%

LHA rates — Outer South West London

Shared room£592/mo
1 bedroom£1200/mo
2 bedrooms£1495/mo
3 bedrooms£1800/mo
4 bedrooms£2550/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£443,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band GAnnual charge £3,630
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+11.7%

Total change

+2953%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.9%

per year

Acceleration

-78.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 51 sales

Property Type Mix

Total: 51 sales

Detached9.8%
Semi-detached78.4%
Terraced5.9%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£95k£430k+352.6%3.2
Post-dot-com plateau2001–2003£780k£790k+1.3%3.7
Pre-crash peak2005–2006£815k£380k-53.4%2
GFC & correction2008–2011£1.32m£1.51m+14.6%2.2
Help-to-Buy recovery2013–2016£1.82m£1.67m-8.4%1.3
Brexit uncertainty2017–2018£2.08m£1.28m-38.3%1.5
Pandemic surge2020–2021£531k£2.33m+337.9%1.5
Rate-rise correction2022–2022£1.10m£1.10m+0%1
Current market2025–2026£2.27m£2.90m+27.9%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
6.2%
District
5.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing11
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kew GardensDistrict line
2.7 min walk
Kew Gardens

Nearby stations

Kew Gardens Rail StationMildmay
3 min walk
Kew GardensNational Rail
3 min walk
Kew Gardens Underground StationDistrict
3 min walk
Gunnersbury Rail StationMildmay
19 min walk
Gunnersbury Underground StationDistrict
20 min walk
2 bus routes · 7 stops within 400m · 24 buses/hr peak

65

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★40 min
Waterloo49 min ↑
Canary Wharf63 min ↑
City58 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

25

EV chargers (800m)

Nearest car park214m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
National Archives· yes
329m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download443 Mbps
Superfast coverage100%
All operators 5G74%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 49%
More green space than 86% of London

Nearest SSSI: Syon Park SSSI — 1.8 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield858.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KEW MEDICAL PRACTICE

14 HIGH PARK ROAD, KEW, TW9 4BH

5 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 2.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

16

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

6

Convenience

Nearest supermarketOrion · 188 m
11 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
782 licensed premises in borough301 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

889m

Post office

Nearby shops

Kew Korner210 m
Kew Gardens Newsagent213 m
Nicolas221 m
Trindle Stores232 m

Nearby cafes

Cafe Torelli155 m
Cafe Pagoda208 m
GAIL's214 m
Starbucks219 m

Nearby restaurants

PizzaExpress176 m
Antipodea179 m
Ma Cuisine182 m
De Nadas232 m

Nearby pubs

Tap on the Line200 m
Kew Gardens Hotel358 m
Botanist on the Green460 m
Coach & Horses476 m

Nearby gyms

Cat on the Mat473 m
Pensford Tennis Club555 m
Priory Park Club578 m
Boomerang Pilates and Fitness687 m

Nearby pharmacies

Pyramid Pharmacy210 m
Q Pharmacy223 m

Nearby health

Richmond Medical Group420 m
Food hygiene (5-star)51% of 45

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

ALEXANDER JAMES CAPITAL LTD
BASQUE CYCLING ESCAPES LTD
DEVONPORT HOLDINGS LTD
HCL COMMUNICATIONS LIMITED
LEYBORNE CONSULTANCY LTD

+5 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score26/100
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

58.3

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,950m
Crossrail 2 route7,816m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,380 nationally

1,710

Est. population

10,055/km²

62%

Employed

73%

Degree educated

£53,300

Median income

0.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

26%
21%
23%
18%
Under 1826%
18–3412%
35–4921%
50–6423%
65+18%

Tenure

43%
41%
14%
Own outright43%
Own (mortgage)41%
Private rent14%
Social rent2%
Shared ownership1%

Ethnicity

64%
17%
White British64%
White Other17%
Asian9%
Black1%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine4%
No car household14%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent14%
Social rent2%

vs. London

Income vs London+26.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
40
Local approval rate
52%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
170 homes · Inland Revenue, Inland Revenue, Ruskin Avenue, Y, TW9
Pipeline pressure
NONE

Named schemes (500m)

SITE REAR OF, 2-9, SITE REAR OF, 2-9, STATION APPROACH, KEW, TW950 homes
completed
ASPEN HOUSE, 43-49, ASPEN HOUSE, 43-49, MORTLAKE ROAD, TW9 3JH24 homes
completed
1-17, 1-17, STATION AVENUE, TW9 3QA14 homes
completed
101, 101, Mortlake Road, TW9 4AA5 homes
completed
Templeton House, 274A, Templeton House, 274A, Kew Road, Kew, TW9 3EE4 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
17.7%
Ward turnout
51%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Clare VollumLib Dems
Maureen GoldthorpeLib Dems
Kelvin CheatleLib Dems

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for TW9 3HA

Full postcodeTW9 3HA
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardKew
Latitude51.479045
Longitude-0.284735
Parliamentary constituencyRichmond Park
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey