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Ham market report TW10 7, Richmond
The standing TW10 7 (Ham) property market report, rebuilt from the full public record every month. Everything below comes from 3,409 sales recorded by HM Land Registry in TW10 7 (Richmond) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in TW10 7 (Richmond) came in at £711,500, out of 23 registered, down 2% on five years earlier, and the mean stands at £825,900, and by floor area homes here have averaged about £8,220 per square metre over the last five years. The record behind it is 3,409 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
TW10 7 is a postcode sector: one group of streets inside TW10 (Richmond). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where TW10 7 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.
What TW10 7 homes really sell for
In the TW10 7 property market, the 2026 median sale price is £711,500, from 23 registered sales; the mean, the "average house price" most sites quote, is £825,900, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in TW10 7
The last five years of sales put TW10 7 at roughly £8,220 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, TW10 7 sits 150% above the national market.
The price of a typical TW10 7 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £711,500 | £711,500 | 23 |
| 2025 | £750,000 | £767,935 | 79 |
| 2024 | £750,600 | £798,042 | 68 |
| 2023 | £790,000 | £868,017 | 71 |
| 2022 | £715,600 | £839,123 | 84 |
| 2021 | £725,000 | £917,944 | 121 |
| 2020 | £735,000 | £953,678 | 82 |
| 2019 | £645,000 | £845,441 | 91 |
| 2018 | £610,000 | £813,142 | 85 |
| 2017 | £635,000 | £866,076 | 83 |
| 2016 | £600,000 | £839,406 | 85 |
| 2015 | £555,000 | £784,215 | 124 |
| 2014 | £500,000 | £709,337 | 113 |
| 2013 | £443,500 | £638,152 | 110 |
| 2012 | £395,500 | £582,127 | 84 |
| 2011 | £383,500 | £578,938 | 88 |
| 2010 | £376,500 | £590,449 | 88 |
| 2009 | £332,500 | £534,497 | 84 |
| 2008 | £345,000 | £565,528 | 95 |
| 2007 | £332,000 | £563,164 | 149 |
| 2006 | £312,500 | £542,460 | 157 |
| 2005 | £271,000 | £482,271 | 115 |
| 2004 | £245,000 | £444,968 | 127 |
| 2003 | £235,000 | £432,927 | 132 |
| 2002 | £223,500 | £420,513 | 147 |
| 2001 | £198,000 | £380,645 | 149 |
| 2000 | £195,000 | £382,688 | 129 |
| 1999 | £155,000 | £308,907 | 170 |
| 1998 | £138,000 | £278,563 | 103 |
| 1997 | £116,500 | £238,918 | 156 |
| 1996 | £98,000 | £206,678 | 123 |
| 1995 | £101,200 | £219,993 | 94 |
In cash terms the typical TW10 7 home went from £101,200 in 1995 to £711,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 223%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 25% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the TW10 7 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 2000 (+25.8% on the year before); the weakest, 2026 (−5.1%). 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) | −5.1% | −7.3% |
| 5 years (since 2021) | −0.4% | −5.0% |
| 10 years (since 2016) | +1.7% | −1.6% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 23 sales completed in TW10 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 138 sales a year before the financial crisis and 65 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 7
For renting purposes TW10 7 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.
Set against the £711,500 median sold price, £2,305 a month is £27,660 a year, a gross yield of 3.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What kind of market TW10 7 is
Only 23 sales completed here in the last twelve months of data, which makes TW10 7 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the TW10 district median, TW10 7 sits 8% lower, marking it as a cheaper pocket of the district.
TW10 7 (Ham): the questions that come up
Is TW10 7 (Ham) a good place to buy a house?
How much did a house sell for in TW10 7 (Ham)?
Are property prices falling in TW10 7 (Ham)?
What happens to TW10 7 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 22% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in TW10 now
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 7: live asking prices are collected per district.
19% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Richmond Hill Court, Richmond, Surrey
- Albany Passage, Richmond, TW10
- Mallard Court, Richmond, Surrey
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
Moving up a bedroom in TW: the cost
What homes of each size actually sold for across the TW area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the TW area is the point: the same five years treated these districts very differently.
Five-year change in the median, TW area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in TW10
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of TW10, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TW10 5 | £680,000 | 15 |
| TW10 6 | £820,000 | 44 |
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 7? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TW10 7, open the average prices map and zoom from the TW10 7 shading down to the sold homes on your own street. Every recorded TW10 7 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim TW10 7.
Take it further
Behind the answers sits the same Land Registry record as this page, with TW10 7 already set as the subject. Free, one click sign in.
The live map plots every individual TW10 7 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.