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Bushy Park market report TW11 9, Teddington
The TW11 9 (Bushy Park) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,780 registered sales in TW11 9 (Teddington) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in TW11 9 (Teddington) sold for £675,000 in 2026, the median of 37 registered sales, down 8% on five years earlier. The mean was £905,600, and by floor area homes here have averaged about £8,580 per square metre over the last five years. The figures cover 5,780 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
TW11 9 is a postcode sector: one group of streets inside TW11 (Teddington). 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 TW11 9 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.
Today's TW11 9 prices, from the sold record
Take the 37 registered 2026 sales in TW11 9 and the middle price, the median, is £675,000. The mean lands at £905,600, 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 TW11 9
A square metre of TW11 9 home has cost about £8,580 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so TW11 9 trades 137% above the country as a whole.
TW11 9's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £675,000 | £675,000 | 37 |
| 2025 | £697,000 | £713,667 | 125 |
| 2024 | £825,000 | £877,144 | 124 |
| 2023 | £918,400 | £1,009,097 | 117 |
| 2022 | £715,000 | £838,419 | 167 |
| 2021 | £730,000 | £924,274 | 195 |
| 2020 | £826,200 | £1,072,012 | 138 |
| 2019 | £650,000 | £851,994 | 137 |
| 2018 | £789,000 | £1,051,752 | 140 |
| 2017 | £776,200 | £1,058,659 | 142 |
| 2016 | £670,000 | £937,337 | 141 |
| 2015 | £625,000 | £883,125 | 175 |
| 2014 | £553,500 | £785,236 | 168 |
| 2013 | £482,500 | £694,269 | 206 |
| 2012 | £460,000 | £677,063 | 182 |
| 2011 | £461,000 | £695,933 | 146 |
| 2010 | £422,500 | £662,589 | 141 |
| 2009 | £440,000 | £707,304 | 121 |
| 2008 | £400,000 | £655,684 | 128 |
| 2007 | £400,000 | £678,511 | 235 |
| 2006 | £348,200 | £604,431 | 244 |
| 2005 | £345,000 | £613,961 | 198 |
| 2004 | £395,000 | £717,397 | 239 |
| 2003 | £310,100 | £571,279 | 274 |
| 2002 | £295,000 | £555,040 | 267 |
| 2001 | £247,000 | £474,845 | 204 |
| 2000 | £245,000 | £480,813 | 196 |
| 1999 | £195,000 | £388,625 | 255 |
| 1998 | £165,000 | £333,064 | 241 |
| 1997 | £145,000 | £297,366 | 268 |
| 1996 | £112,500 | £237,257 | 257 |
| 1995 | £124,500 | £270,644 | 172 |
In cash terms the typical TW11 9 home went from £124,500 in 1995 to £675,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 149%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 37% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TW11 9 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 (+28.9% on the year before); the weakest, 2019 (−17.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.2% | −5.4% |
| 5 years (since 2021) | −1.6% | −6.1% |
| 10 years (since 2016) | +0.1% | −3.2% |
| 20 years (since 2006) | +3.4% | +0.6% |
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.
Sales activity in TW11 9
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.
The register shows 37 TW11 9 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 232 sales a year before the financial crisis and 114 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 tenants pay around TW11 9
TW11 9 falls under Richmond upon Thames, where the ONS puts the average private rent at £2,305 a month (May 2026 figures). 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.
Set against the £675,000 median sold price, £2,305 a month is £27,660 a year, a gross yield of 4.1%: 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.
The shape of the TW11 9 market
Only 37 sales completed here in the last twelve months of data, which makes TW11 9 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 TW11 district median, TW11 9 sits 10% lower, marking it as a cheaper pocket of the district.
Common questions on TW11 9 (Bushy Park)
Is TW11 9 (Bushy Park) a good place to buy a house?
How much did a house sell for in TW11 9 (Bushy Park)?
Are property prices falling in TW11 9 (Bushy Park)?
Where do TW11 9 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 8% over five years in cash but down 27% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in TW11 right now
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 9: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 →
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
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. 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.
Five-year change in the median, TW area districts
Cash-terms risers and fallers across the area; click any row for that district's full 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 8 | £742,500 | 49 |
Zoom out to the full TW11 district report for the type split, monthly volumes and how TW11 compares with its neighbours.
Selling a home in TW11 9? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TW11 9, open the average prices map and zoom from the TW11 9 shading down to the sold homes on your own street. Every recorded TW11 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TW11 9.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to TW11 9. Free after a one click sign in.
Two maps carry on from here: every TW11 9 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.
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.