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Ham market report TW10 5, Richmond
The TW10 5 (Ham) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 1,901 HM Land Registry entries for TW10 5 (Richmond), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for TW10 5 (Richmond) is £680,000, from 15 registered sales, down 10% on five years earlier; the mean is £1,046,800, and by floor area homes here have averaged about £8,590 per square metre over the last five years. Behind the figures sit 1,901 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
TW10 5 is one sector of TW10 (Richmond): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where TW10 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
TW10 5 sold prices: where the market stands
In the TW10 5 property market, the 2026 median sale price is £680,000, from 15 registered sales; the mean, the "average house price" most sites quote, is £1,046,800, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
TW10 5 prices by floor area
Averaged across five years of sales, floor space in TW10 5 costs about £8,590 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, TW10 5 sits 139% above the national market.
A typical TW10 5 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £680,000 | £680,000 | 15 |
| 2025 | £675,000 | £691,141 | 51 |
| 2024 | £650,000 | £691,084 | 57 |
| 2023 | £770,000 | £846,042 | 38 |
| 2022 | £700,000 | £820,830 | 47 |
| 2021 | £755,000 | £955,927 | 63 |
| 2020 | £1,157,500 | £1,501,880 | 74 |
| 2019 | £1,270,000 | £1,664,666 | 57 |
| 2018 | £771,000 | £1,027,758 | 52 |
| 2017 | £795,000 | £1,084,300 | 44 |
| 2016 | £607,000 | £849,199 | 51 |
| 2015 | £582,500 | £823,073 | 52 |
| 2014 | £582,500 | £826,378 | 50 |
| 2013 | £467,500 | £672,686 | 48 |
| 2012 | £385,000 | £566,672 | 51 |
| 2011 | £430,000 | £649,135 | 49 |
| 2010 | £417,500 | £654,748 | 61 |
| 2009 | £300,000 | £482,253 | 38 |
| 2008 | £381,000 | £624,539 | 46 |
| 2007 | £352,000 | £597,090 | 63 |
| 2006 | £292,500 | £507,743 | 83 |
| 2005 | £274,800 | £489,033 | 76 |
| 2004 | £275,000 | £499,454 | 81 |
| 2003 | £250,000 | £460,561 | 70 |
| 2002 | £239,000 | £449,676 | 98 |
| 2001 | £220,000 | £422,939 | 69 |
| 2000 | £200,000 | £392,500 | 65 |
| 1999 | £180,000 | £358,731 | 87 |
| 1998 | £162,200 | £327,412 | 60 |
| 1997 | £173,500 | £355,813 | 80 |
| 1996 | £114,000 | £240,421 | 75 |
| 1995 | £128,200 | £278,687 | 50 |
In cash terms the typical TW10 5 home went from £128,200 in 1995 to £680,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 144%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2019. The market now sits about 59% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TW10 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2019 (+64.7% on the year before); the weakest, 2021 (−34.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.7% | −1.6% |
| 5 years (since 2021) | −2.1% | −6.6% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +4.3% | +1.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
TW10 5 recorded 15 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 76 sales a year before the financial crisis and 42 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of TW10 5
For renting purposes TW10 5 sits in Richmond upon Thames. The ONS average private rent there is £2,305 a month (May 2026). The spread runs from £1,710 a month for a typical one-bed to £3,866 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Richmond upon Thames
ONS Price Index of Private Rents, May 2026.
Against the £680,000 median purchase price, a rent of £2,305 a month (£27,660 a year) works out at a 4.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What kind of market TW10 5 is
Only 15 sales completed here in the last twelve months of data, which makes TW10 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the TW10 district median, TW10 5 sits 12% lower, marking it as a cheaper pocket of the district.
TW10 5 (Ham): the questions that come up
How much did a house sell for in TW10 5 (Ham)?
Are property prices falling in TW10 5 (Ham)?
Is TW10 5 (Ham) a good place to buy a house?
Are TW10 5 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 10% over five years in cash but down 29% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
TW10's current homes for sale
Turning to what is actually available: 43 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole TW10 district, not just TW10 5: live asking prices are collected per district.
Of everything listed here, 19% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Richmond Hill Court, Richmond, Surrey
- Albany Passage, Richmond, TW10
- Mallard Court, Richmond, Surrey
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every TW10 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: TW prices by size
What homes of each size actually sold for across the TW area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £511,000 | £680,000 (+33%) | £980,000 (+44%) | £1,825,000 (+86%) |
| Semi-detached | £395,000 | £468,000 (+18%) | £561,000 (+20%) | £788,750 (+41%) | £1,595,000 (+102%) |
| Terraced | £385,000 | £470,000 (+22%) | £617,500 (+31%) | £917,950 (+49%) | £1,450,000 (+58%) |
| Flat | £308,000 | £421,000 (+37%) | £715,000 (+70%) | £1,135,000 (+59%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the TW area is the point: the same five years treated these districts very differently.
TW area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in TW10
A few minutes' walk can separate two very different markets. Here are TW10's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TW10 6 | £820,000 | 44 |
| TW10 7 | £711,500 | 23 |
Zoom out to the full TW10 district report for the type split, monthly volumes and how TW10 compares with its neighbours.
Selling a home in TW10 5? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at TW10 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim TW10 5.
Keep digging
Behind the answers sits the same Land Registry record as this page, with TW10 5 already set as the subject. Free, one click sign in.
Two maps carry on from here: every TW10 5 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.