Local market reports › TW area › TW10
Ham market report TW10, Richmond
The TW10 (Ham) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 11,383 sales registered with HM Land Registry in TW10 (Richmond) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 82 registered 2026 sales put the TW10 (Richmond) median at £772,500, down 2% on five years earlier, with a mean of £1,230,200, and by floor area homes here have averaged about £10,060 per square metre over the last five years. Everything rests on 11,383 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
TW10 is the postcode district covering Ham, Petersham, Richmond Hill in Richmond. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where TW10 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 buyers actually paid in TW10
The TW10 median stands at £772,500 for 2026, built from 82 registered sales; the mean, the figure usually quoted as the "average house price", is £1,230,200, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in TW10
By floor space, homes in TW10 have sold for about £10,060 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, TW10 sits 171% above the national market.
A typical TW10 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £772,500 | £772,500 | 82 |
| 2025 | £832,500 | £852,408 | 275 |
| 2024 | £751,200 | £798,680 | 279 |
| 2023 | £845,000 | £928,449 | 229 |
| 2022 | £835,000 | £979,133 | 301 |
| 2021 | £785,000 | £993,911 | 343 |
| 2020 | £780,000 | £1,012,066 | 260 |
| 2019 | £812,500 | £1,064,993 | 282 |
| 2018 | £690,000 | £919,783 | 261 |
| 2017 | £762,500 | £1,039,973 | 318 |
| 2016 | £664,700 | £929,922 | 260 |
| 2015 | £635,000 | £897,255 | 329 |
| 2014 | £620,000 | £879,578 | 343 |
| 2013 | £500,000 | £719,450 | 344 |
| 2012 | £483,500 | £711,652 | 334 |
| 2011 | £456,000 | £688,385 | 293 |
| 2010 | £460,000 | £721,398 | 329 |
| 2009 | £430,000 | £691,229 | 283 |
| 2008 | £400,000 | £655,684 | 253 |
| 2007 | £399,400 | £677,494 | 456 |
| 2006 | £350,000 | £607,555 | 548 |
| 2005 | £320,000 | £569,471 | 392 |
| 2004 | £305,500 | £554,848 | 412 |
| 2003 | £290,000 | £534,250 | 446 |
| 2002 | £267,500 | £503,299 | 507 |
| 2001 | £248,200 | £477,152 | 424 |
| 2000 | £246,500 | £483,756 | 408 |
| 1999 | £205,000 | £408,554 | 595 |
| 1998 | £180,000 | £363,343 | 401 |
| 1997 | £159,000 | £326,077 | 548 |
| 1996 | £129,000 | £272,055 | 488 |
| 1995 | £127,200 | £276,513 | 360 |
In cash terms the typical TW10 home went from £127,200 in 1995 to £772,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 179%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2019; the current median sits about 27% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the TW10 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 2014 (+24.0% on the year before); the weakest, 2024 (−11.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 48% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £2,297,500 against £612,500 for a flat, 3.8 times the price.
Median by property type, TW10
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £2,297,500 (2025) | – | 1,038 |
| Semi-detached | £1,500,000 | 14 | 1,670 |
| Terraced | £790,000 | 23 | 3,157 |
| Flats | £560,000 | 41 | 5,514 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.2% | −9.4% |
| 5 years (since 2021) | −0.3% | −4.9% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +4.0% | +1.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
How many homes change hands
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.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 176 TW10 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 449 sales a year before the financial crisis and 233 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 shape of the TW10 market
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. By median price, TW10 presently tops its postcode area.
Rents around TW10
For renting purposes TW10 sits in Richmond upon Thames. The ONS average private rent there is £2,305 a month (May 2026). A one-bed averages £1,710 a month here and a four-or-more-bed £3,866, so size does most of the work in setting the rent.
Average monthly rent by size, Richmond upon Thames
ONS Price Index of Private Rents, May 2026.
Against the £772,500 median purchase price, a rent of £2,305 a month (£27,660 a year) works out at a 3.6% 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.
Common questions on TW10 (Ham)
Is TW10 (Ham) a good place to buy a house?
How much did a house sell for in TW10 (Ham)?
Are property prices falling in TW10 (Ham)?
Will TW10 prices rise from here?
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
Everything above is what homes in TW10 sold for. The live side of the market holds 43 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 15% above the TW10 median sold price.
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
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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in TW
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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
TW10 ranks 16 of 19 in the TW area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the TW area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside TW10, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TW10 5 | £680,000 | 15 |
| TW10 6 | £820,000 | 44 |
| TW10 7 | £711,500 | 23 |
How TW10 compares nearby
Same city, different markets. The neighbouring districts of the TW area, dearest first:
| District | Median | 5-year |
|---|---|---|
| TW10 (this report) | £772,500 | -2% |
| TW11 | £752,500 | +3% |
| TW1 | £700,000 | -5% |
| TW9 | £681,500 | -10% |
| TW12 | £672,000 | +18% |
| TW2 | £626,000 | +5% |
| TW17 | £525,000 | +9% |
| TW5 | £510,000 | +4% |
| TW7 | £482,500 | -1% |
| TW8 | £470,500 | +2% |
| TW16 | £470,000 | +6% |
| TW15 | £465,000 | +17% |
| TW20 | £450,000 | +5% |
| TW14 | £447,500 | +12% |
| TW18 | £437,500 | +5% |
| TW4 | £435,000 | +14% |
| TW13 | £435,000 | +14% |
| TW19 | £432,200 | +8% |
| TW3 | £430,000 | -4% |
Selling a home in TW10? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TW10, use the average prices map for a rough value: zoom from TW10's shading down to the sold homes on your own street. The figures above are every recorded TW10 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TW10.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TW10. Free, with a one click sign in.
Two maps carry on from here: every TW10 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.
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.