River Reach
Richmond upon Thames, Greater London, England
Reality check: At £534,000, this is a premium entry point. Strong 12% growth over 5 years supports the investment case. However, car dependency limits the tenant pool and long-term upside.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 90), 12% 5-year growth. But transport (30) may limit tenant pool.
Workable for families, but noisy/dense environment (35) and transport (30) may concern parents.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Limited connectivity (transport 30, walkability 25). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 12% 5-year growth. But transport (30) may limit tenant pool.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Out of reach (£534,000) or poorly connected (transport 30). Not viable as a first purchase.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
High flood risk. Specialist insurance likely required. Check Environment Agency flood maps before purchasing.
Low walkability (25) and transport (30) narrow the pool of potential renters. Consider whether the yield justifies the risk.
Flood risk score 20/100. Specialist insurance required. This significantly affects resale value and mortgage options.
Environment score 35/100 is low for a location with limited urban amenities. Nearby road noise, industrial activity, or air quality issues may affect quality of life.
How Life Works Here
River Reach is located in Richmond upon Thames, near Teddington, Greater London. Crime is around average for the area, with 132 incidents in the past year. The most commonly reported category is anti-social behaviour. Violent offences account for 36% of reported crimes. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The nearest transport stop is 406m away (rail and bus). Rail links may require a connecting journey. The median property price is £534,000, with moderate growth of 12% over five years. Based on 35 transactions recorded since 2014. The market is highly active with frequent sales. The local area has a moderate population, with a high proportion of rented accommodation. There are 12 schools within 2 km, 12 rated Good or Outstanding by Ofsted. 5 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 368m away. This street falls within Flood Zone 3 — a high-risk area for flooding from river and sea sources. Specialist flood insurance and any necessary mitigation should be factored into a purchase decision. This street may particularly suit property investors. Overall, this street scores 47 out of 100 for liveability, in the lower quartile for its district.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Flat/Maisonette | Leasehold | Market: hot
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from River Reach, with detailed information for each.
hospitals (5)
- The Ivy Clinic 693m · 9 min walk
- Cassel Hospital 711m · 9 min walk
- Waldegrave Clinic 1617m · 20 min walk
- Maddison Centre 1864m · 23 min walk
- Teddington Memorial Hospital 1893m · 24 min walk
libraries (4)
- Ham 1120m · 14 min walk
- Ham Library 1275m · 16 min walk
- Hampton Wick 1369m · 17 min walk
- Teddington 1571m · 20 min walk
parks & green spaces (4)
- Broom Road Recreation Ground 572m · 7 min walk
- Langdon Park 673m · 8 min walk
- Udney Hall Gardens 752m · 9 min walk
- Ham Common 1088m · 14 min walk
schools (5)
- Teddington School 369m · 5 min walk
- Meadlands Primary School 763m · 10 min walk
- Sacred Heart Catholic Primary School 779m · 10 min walk
- Hampton Wick Infant and Nursery School 922m · 12 min walk
- St John the Baptist Church of England Junior School 1200m · 15 min walk
Transport Links
Similar Streets
- Enmore Gardens — Richmond upon Thames52
- Clare Lawn Avenue — Richmond upon Thames51
- Stonehill Road — Richmond upon Thames51
- Broom Lock — Richmond upon Thames46
- Bucklands Road — Richmond upon Thames48
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: