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Bushy Park market report TW11 8, Teddington
The standing TW11 8 (Bushy Park) property market report, rebuilt from the full public record every month. Everything below comes from 6,073 sales recorded by HM Land Registry in TW11 8 (Teddington) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in TW11 8 (Teddington) sold for £742,500 in 2026, the median of 49 registered sales, up 3% on five years earlier. The mean was £789,300, and by floor area homes here have averaged about £8,140 per square metre over the last five years. The figures cover 6,073 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like TW11 8 is a single group of streets within TW11 (Teddington), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where TW11 8 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 TW11 8
49 sales were registered in TW11 8 in 2026, and the middle one of them, the median, went for £742,500. The mean works out at £789,300, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in TW11 8
The last five years of sales put TW11 8 at roughly £8,140 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.
Against a national (England and Wales) median of £285,000, TW11 8 runs 161% above it.
TW11 8's median sold price, 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 | £742,500 | £742,500 | 49 |
| 2025 | £690,500 | £707,012 | 130 |
| 2024 | £736,000 | £782,519 | 134 |
| 2023 | £760,200 | £835,274 | 105 |
| 2022 | £755,000 | £885,324 | 156 |
| 2021 | £717,500 | £908,448 | 175 |
| 2020 | £650,000 | £843,388 | 134 |
| 2019 | £628,000 | £823,158 | 141 |
| 2018 | £648,000 | £863,796 | 114 |
| 2017 | £660,000 | £900,174 | 127 |
| 2016 | £625,000 | £874,381 | 179 |
| 2015 | £600,000 | £847,800 | 171 |
| 2014 | £500,000 | £709,337 | 165 |
| 2013 | £485,000 | £697,867 | 191 |
| 2012 | £420,000 | £618,188 | 171 |
| 2011 | £360,000 | £543,462 | 157 |
| 2010 | £380,000 | £595,938 | 157 |
| 2009 | £392,500 | £630,947 | 122 |
| 2008 | £397,000 | £650,767 | 121 |
| 2007 | £355,000 | £602,179 | 251 |
| 2006 | £323,000 | £560,687 | 262 |
| 2005 | £280,800 | £499,711 | 202 |
| 2004 | £290,000 | £526,697 | 255 |
| 2003 | £250,000 | £460,561 | 279 |
| 2002 | £245,000 | £460,965 | 287 |
| 2001 | £220,500 | £423,900 | 264 |
| 2000 | £211,000 | £414,088 | 192 |
| 1999 | £183,000 | £364,709 | 365 |
| 1998 | £159,000 | £320,953 | 285 |
| 1997 | £137,000 | £280,959 | 327 |
| 1996 | £107,600 | £226,924 | 240 |
| 1995 | £104,000 | £226,080 | 165 |
In cash terms the typical TW11 8 home went from £104,000 in 1995 to £742,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 228%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TW11 8 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 1997 (+27.3% on the year before); the weakest, 2025 (−6.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +7.5% | +5.0% |
| 5 years (since 2021) | +0.7% | −4.0% |
| 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.
How many homes change hands in TW11 8
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.
The register shows 49 TW11 8 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 249 sales a year before the financial crisis and 115 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.
What homes rent for around TW11 8
For renting purposes TW11 8 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.
£2,305 a month is £27,660 a year, which against the £742,500 median sold price makes a gross yield of 3.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
How TW11 8 trades
This is a thin market: 49 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Common questions on TW11 8 (Bushy Park)
Are property prices falling in TW11 8 (Bushy Park)?
Is TW11 8 (Bushy Park) a good place to buy a house?
How much did a house sell for in TW11 8 (Bushy Park)?
Will TW11 8 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 3% over five years in cash but down 18% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in TW11 today
Turning to what is actually available: 122 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole TW11 district, not just TW11 8: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
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 TW11 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in TW
The Land Registry record, split by size: what each kind of home actually sold for across the TW area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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.
Winners and losers across the TW area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in TW11
A few minutes' walk can separate two very different markets. Here are TW11's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TW11 0 | £825,000 | 39 |
| TW11 9 | £675,000 | 37 |
Zoom out to the full TW11 district report for the type split, monthly volumes and how TW11 compares with its neighbours.
Before you sell in TW11 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TW11 8, use the average prices map for a rough value: zoom from TW11 8's shading down to the sold homes on your own street. The figures above are every recorded TW11 8 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim TW11 8.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TW11 8. Free, with a one click sign in.
The live map plots every individual TW11 8 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.