Kew · Richmond upon Thames · Richmond Park constituency · 51.47582, -0.29087

TW9 3LE— Kew, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 39/100Low yield 3.30%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
70
Safety
74
Schools
90
Transport
39
Environment
65
Investment
52

The bottom line

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

Less suited to Car-free commuters.

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Location

TW9 3LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.9% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for TW9 3LE

🛡️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 3LE 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 · 7 min walk

KS2: 109.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 24 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.7 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 4000.0%

+37% vs borough

Crime by type

Other33%
Anti-social behaviour20%
Vehicle crime15%
Burglary11%
Violence & sexual offences10%
Theft8%
Robbery2%
Drug offences0%

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 · 1.0km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area52.4 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£131,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2015 · CAGR

+7.1%

Total change

+201%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.8%

per year

Acceleration

+50.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£160k£160k+0%1
Post-dot-com plateau2004–2004£240k£240k+0%1
Help-to-Buy recovery2015–2015£482k£482k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Kew Gardens Underground StationDistrict
5 min walk
Kew Gardens Rail StationMildmay
5 min walk
Kew GardensNational Rail
5 min walk
Richmond Underground StationDistrict
20 min walk
Richmond (London) Rail StationSouth Western Railway · Mildmay
20 min walk
No bus stops within 400m

44

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria46 min ↑
Waterloo ★43 min
Canary Wharf61 min ↑
City52 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

2

Car parks (800m)

24

EV chargers (800m)

Nearest car park252m
Santander docks (800m)0
Nearest cycle dock4.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 9.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Syon Park SSSI — 1.3 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

7 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

Nearest hospitalClayponds Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

18

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

27

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Kew Gardens Hotel (280 m)

Nearest supermarketOrion · 404 m
19 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Wholefoods Kew Gardens282 m
Nicolas354 m
Tesco Express361 m
Trindle Stores398 m

Nearby cafes

Victoria Plaza café258 m
Kew Greenhouse345 m
Starbucks359 m
Cafe Macarong366 m

Nearby restaurants

Q-Verde334 m
Curry Bae336 m
The Garden Fish Bar344 m
Rara351 m

Nearby pubs

Kew Gardens Hotel280 m
Tap on the Line428 m
Botanist on the Green835 m
Coach & Horses884 m

Nearby gyms

Boomerang Pilates and Fitness437 m
Pensford Tennis Club489 m
Richmond Lawn Tennis Club765 m
Funk799 m

Nearby pharmacies

Q Pharmacy349 m
Pyramid Pharmacy380 m
Food hygiene (5-star)47% of 36

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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 score25/100

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,427m
Crossrail 2 route8,026m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,037 nationally

1,692

Est. population

2,073/km²

65%

Employed

71%

Degree educated

£53,300

Median income

1.8%

Claimant rate

SuburbanLow densityEstablished mixed

35

Community stability

Age profile

16%
20%
26%
20%
17%
Under 1816%
18–3421%
35–4926%
50–6420%
65+18%

Tenure

27%
20%
47%
Own outright27%
Own (mortgage)20%
Private rent47%
Social rent6%
Shared ownership0%

Ethnicity

56%
22%
White British56%
White Other22%
Asian10%
Black1%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine6%
No car household36%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent47%
Social rent6%

vs. London

Income vs London+26.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
34
Local approval rate
50%
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)
4
Largest scheme
50 homes · SITE REAR OF, 2-9, SITE REAR OF, 2-9, STATION APPROACH, KEW, TW9
Pipeline pressure
NONE

Named schemes (500m)

Kent House, 240, Kent House, 240, Kew Road, Kew, TW9 3JX14 homes
completed
27, 27, Lawn Crescent, Richmond, TW9 3NS5 homes
completed
Templeton House, 274A, Templeton House, 274A, Kew Road, Kew, TW9 3EE4 homes
completed
12, 12, Princes Road, Kew, TW9 3HP3 homes
completed
2-4, 2-4, Princes Road, Y, TW9 3HP2 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:

Richmond upon Thames vs HounslowRichmond upon Thames vs BarnetRichmond upon Thames vs Kingston Upon ThamesRichmond upon Thames vs Wandsworth

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Key facts for TW9 3LE

Full postcodeTW9 3LE
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardKew
Latitude51.475817
Longitude-0.290875
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