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Bushy Park market report TW11, Teddington
The TW11 (Bushy Park) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 16,350 sales recorded by HM Land Registry in TW11 (Teddington) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the 2026 median for TW11 (Teddington) is £738,700, from 152 registered sales, up 1% on five years earlier; the mean is £838,400, and by floor area homes here have averaged about £8,340 per square metre over the last five years. Behind the figures sit 16,350 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
TW11 is a postcode district covering Teddington, Fulwell (east), Bushy Park in Teddington. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where TW11 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 a home in TW11 sells for
Take the 152 registered 2026 sales in TW11 and the middle price, the median, is £738,700. The mean lands at £838,400, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in TW11
Per square metre, TW11 homes have averaged around £8,340 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving TW11 159% above the national figure.
A typical TW11 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £738,700 | £738,700 | 152 |
| 2025 | £717,500 | £734,658 | 354 |
| 2024 | £765,000 | £813,352 | 347 |
| 2023 | £812,500 | £892,739 | 323 |
| 2022 | £760,000 | £891,187 | 444 |
| 2021 | £730,000 | £924,274 | 515 |
| 2020 | £703,800 | £913,195 | 360 |
| 2019 | £622,500 | £815,949 | 382 |
| 2018 | £660,000 | £879,792 | 374 |
| 2017 | £692,500 | £944,500 | 386 |
| 2016 | £634,000 | £886,972 | 431 |
| 2015 | £600,000 | £847,800 | 457 |
| 2014 | £500,000 | £709,337 | 462 |
| 2013 | £483,500 | £695,708 | 544 |
| 2012 | £425,000 | £625,547 | 531 |
| 2011 | £408,500 | £616,678 | 429 |
| 2010 | £402,200 | £630,753 | 429 |
| 2009 | £379,000 | £609,246 | 350 |
| 2008 | £370,000 | £606,508 | 363 |
| 2007 | £380,000 | £644,586 | 649 |
| 2006 | £330,000 | £572,838 | 682 |
| 2005 | £310,000 | £551,675 | 548 |
| 2004 | £322,000 | £584,815 | 679 |
| 2003 | £273,500 | £503,853 | 718 |
| 2002 | £250,000 | £470,373 | 740 |
| 2001 | £235,000 | £451,776 | 646 |
| 2000 | £230,000 | £451,375 | 564 |
| 1999 | £187,200 | £373,080 | 842 |
| 1998 | £160,000 | £322,971 | 706 |
| 1997 | £140,000 | £287,112 | 817 |
| 1996 | £109,400 | £230,720 | 664 |
| 1995 | £112,100 | £243,688 | 462 |
In cash terms the typical TW11 home went from £112,100 in 1995 to £738,700 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 203%, a genuine increase in what a home here costs. The real-terms peak came in 2017, and today's median remains roughly 22% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TW11 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 (+28.0% 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.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +3.0% | +0.6% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 6 years (since 2020) | +0.8% | −3.5% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +4.1% | +1.3% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 43% of the typed total. A detached home currently trades at £1,640,000 against £400,000 for a flat, 4.1 times the price.
Median by property type, TW11
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 | £1,640,000 | 9 | 1,105 |
| Semi-detached | £1,275,000 | 25 | 2,862 |
| Terraced | £875,000 | 59 | 5,409 |
| Flats | £400,000 | 59 | 6,974 |
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 264 TW11 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 653 sales a year before the financial crisis and 324 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 TW11 market
TW11 sits 2 of 19 in its area's price order, well inside the expensive end.
What homes rent for around TW11
The local authority for TW11 is Richmond upon Thames, and its ONS average private rent currently stands at £2,305 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,710 a month here against £3,866 for four or more bedrooms.
Average monthly rent by size, Richmond upon Thames
ONS Price Index of Private Rents, May 2026.
Against the £738,700 median purchase price, a rent of £2,305 a month (£27,660 a year) works out at a 3.7% 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 people ask about TW11 (Bushy Park)
Are property prices falling in TW11 (Bushy Park)?
Is TW11 (Bushy Park) a good place to buy a house?
How much did a house sell for in TW11 (Bushy Park)?
Are TW11 prices heading up or down?
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 20% 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.
On the market in TW11 today
Everything above is what homes in TW11 sold for. This is what you could actually buy today: 5 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 2% above the TW11 median sold price.
Set against 264 registered sales in the last twelve months, the 5 homes on the market here are roughly a week of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted. Supply that short favours the seller; a sensibly priced home here does not sit for long.
Of everything listed here, 40% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 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.
Month by month: when TW11 sells
March is when TW11 changes hands most (10.6% of the 1,983 sales dated 2021 to 2025); April is the quiet end at 6.3%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 154 | 7.8% |
| February | 146 | 7.4% |
| March | 210 | 10.6% |
| April | 124 | 6.3% |
| May | 141 | 7.1% |
| June | 201 | 10.1% |
| July | 150 | 7.6% |
| August | 196 | 9.9% |
| September | 210 | 10.6% |
| October | 161 | 8.1% |
| November | 156 | 7.9% |
| December | 134 | 6.8% |
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. 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 | £471,500 | £532,500 (+13%) | £622,500 (+17%) | £791,000 (+27%) | £1,150,000 (+45%) |
| Semi-detached | £417,000 | £465,000 (+12%) | £525,000 (+13%) | £660,000 (+26%) | £1,000,000 (+52%) |
| Terraced | £360,000 | £445,000 (+24%) | £515,000 (+16%) | £760,000 (+48%) | £975,000 (+28%) |
| Flat | £293,000 | £360,000 (+23%) | £485,000 (+35%) | £687,500 (+42%) | £961,500 (+40%) |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
TW11 ranks 14 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside TW11, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How TW11 compares nearby
Same city, different markets. The neighbouring districts of the TW area, dearest first:
| District | Median | 5-year |
|---|---|---|
| TW10 | £770,000 | -2% |
| TW11 (this report) | £738,700 | +1% |
| TW9 | £685,000 | -10% |
| TW1 | £665,000 | -9% |
| TW12 | £665,000 | +16% |
| TW2 | £618,800 | +4% |
| TW17 | £501,200 | +4% |
| TW5 | £500,000 | +2% |
| TW7 | £483,000 | +0% |
| TW8 | £482,500 | +4% |
| TW15 | £465,500 | +18% |
| TW16 | £457,500 | +3% |
| TW4 | £455,500 | +20% |
| TW20 | £447,500 | +4% |
| TW19 | £447,000 | +12% |
| TW3 | £445,000 | -1% |
| TW14 | £437,500 | +9% |
| TW18 | £437,500 | +5% |
| TW13 | £427,500 | +13% |
Selling in TW11? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TW11, open the average prices map and zoom from the TW11 shading down to the sold homes on your own street. Every recorded TW11 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TW11. Free, with a one click sign in.
The live map plots every individual TW11 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.