Kew · Richmond upon Thames · Richmond Park constituency · 51.47224, -0.28331

TW9 4HF— Kew, Richmond upon Thames

Location and area intelligence for TW9 4HF, Kew, Richmond upon Thames

Strong, well-rated schools nearby

 

Schools 100%Safety 74/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
74
Schools
90
Transport
39
Environment
58
Investment
34

The bottom line

TW9 4HF 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 4HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.1% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for TW9 4HF

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How TW9 4HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Darell Primary and Nursery School

Good · Inspected Jun 2023 · 5 min walk

KS2: 105.0

—

Secondary

Christ's Church of England Comprehensive Secondary School

Not yet inspected · 19 min walk

P8: +0.34A8: 56.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 10200.0%

+30% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences25%
Other23%
Vehicle crime9%
Burglary7%
Theft3%
Drug offences2%
Robbery1%

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 · 548m

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,530/m²
Price per ft²£978/ft²
Avg floor area151.8 m²

EPC breakdown

C
4%
D
4%
E
5%
F
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 72%Detached 28%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£379,500
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, 100 mm loft insulation
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

1996–2025 · CAGR

+8.5%

Total change

+960%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.4%

per year

Acceleration

-88.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 32 sales

Property Type Mix

Total: 32 sales

Detached28.1%
Semi-detached71.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£150k£500k+233.3%2
Post-dot-com plateau2001–2003£570k£885k+55.3%1.3
Pre-crash peak2006–2007£900k£925k+2.8%1.5
GFC & correction2009–2010£849k£910k+7.2%2
Help-to-Buy recovery2014–2016£1.08m£1.56m+44.2%1.5
Brexit uncertainty2017–2019£1.17m£1.15m-1.7%2.3
Pandemic surge2020–2021£1.55m£1.26m-18.9%1
Rate-rise correction2022–2022£2.08m£2.08m+0%2
Current market2025–2025£1.59m£1.59m+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.3% alpha

Weakest performer

Detached

-1.4% alpha

Semi-detached+3.3% α
Local
12.4%
District
9.1%
Detached-1.4% α
Local
6.2%
District
7.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
6.5 min walk
Kew Gardens

Nearby stations

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

35

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

3.6 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

5

Car parks (800m)

26

EV chargers (800m)

Nearest car park442m
Santander docks (800m)0
Nearest cycle dock3.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 9.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Syon Park SSSI — 1.9 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

5 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

Nearest hospitalBarnes Hospital · 2.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

17

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Kew Gardens Hotel (498 m)

Nearest supermarketOrion · 605 m
6 tennis courts1 swimming pools2 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)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Wholefoods Kew Gardens529 m
Kew Gardens Newsagent552 m
Trindle Stores553 m
Kew Korner564 m

Nearby cafes

Petal Pusher238 m
The Pavilion Cafe and Clubhouse247 m
Neighbourhood Cafe Yukari526 m
Caffe Torelli532 m

Nearby restaurants

China Pearl239 m
The Indian Oven265 m
Montien266 m
Palmyra315 m

Nearby pubs

Kew Gardens Hotel498 m
Tap on the Line575 m
The Crown894 m

Nearby gyms

Pensford Tennis Club218 m
Boomerang Pilates and Fitness239 m
North Sheen Bowling Club361 m
Funk490 m

Nearby pharmacies

Pyramid Pharmacy595 m
Q Pharmacy613 m

Nearby health

Richmond Medical Group870 m
Food hygiene (5-star)51% of 47

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%

High street

E

High street health

Registered businesses

BARN EDUCATION ASSOCIATION LIMITED (THE)
L. MARKIDES CONSULTING LIMITED
MAI VU LIMITED
THE LITTLE KEW NURSERY LIMITED

Investment

Investment grade, yield and market outlook

34

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 score22/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.9

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,984m
Crossrail 2 route7,375m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,451 nationally

1,496

Est. population

5,037/km²

57%

Employed

61%

Degree educated

£47,500

Median income

3.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

23%
16%
21%
23%
18%
Under 1823%
18–3416%
35–4921%
50–6423%
65+18%

Tenure

31%
30%
26%
Own outright31%
Own (mortgage)30%
Private rent13%
Social rent26%

Ethnicity

63%
17%
White British63%
White Other17%
Asian7%
Black2%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine11%
No car household25%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Social rent26%
Private rent13%

vs. London

Income vs London+13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
30
Local approval rate
53%
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
52 homes · 293, 293, Lower Richmond Road, TW9 4LU
Pipeline pressure
NONE

Named schemes (500m)

19, 19, POPHAM GARDENS, LOWER RICHMOND ROAD, TW927 homes
completed
Land Rear Of, 18, Land Rear Of, 18, Popham Gardens, Lower Richmond Road, TW98 homes
completed
20, 20, Popham Gardens, Lower Richmond Road, TW9 4LJ6 homes
completed
The Coach House, 273A, Sandycombe Road, TW9 3LU5 homes
completed
269, 269, Sandycombe Road, TW9 3LU4 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 4HF

Full postcodeTW9 4HF
Postcode districtTW9
BoroughLondon Borough of Richmond upon Thames
WardKew
Latitude51.472235
Longitude-0.283305
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