Sold House

Lion House

3, THAMES STREET, HAMPTON, GREATER LONDON TW12 2EW

2 beds 2 baths 199 m² Listed 26 Jan 2018 (-3060d)

£530,000

Offers in Excess of

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# 2 bedroom house for sale (TW12 2EW)

## Property Details

| Key | Value |
|-----|-------|
| Address | LION HOUSE, 3, THAMES STREET, HAMPTON, GREATER LONDON TW12 2EW |
| Price | £530,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £1,175,000 Oct 2025 |

## Description

On the ground floor is a large, open plan kitchen/reception room with amazing river views and double doors opening onto the decking.  The modern kitchen has integrated appliances, Shaker-style cabinets, and a breakfast bar. There is also space for a dining table, and a downstairs shower room. On the first floor are two double bedrooms with lovely river views, a large family bathroom and a dressing room/study with fitted storage.

****

**Location**

Accessed by boat only, Garrick's Ait is located in The River Thames and close to Hampton Court Palace and Royal Bushy Park, making this a wonderful place to live. Central London is approximately 14 miles away with the A3 and M25 Motorway nearby. The average journey time to Heathrow and Gatwick Airports is in the region of 30 minutes and direct trains run to London Waterloo. This area has an enviable reputation for its first class state and private schools and there are also a wide selection of fine golf courses and recreational facilities throughout the district including several health and leisure clubs.

****

## Property Photos

- ![Main image (Main)](/listings/photos/52681869/306191) - Main image (Main)
- ![Reception Room](/listings/photos/52681869/306192) - Reception Room
- ![Kitchen](/listings/photos/52681869/306201) - Kitchen
- ![Kitchen/Reception Ro](/listings/photos/52681869/306202) - Kitchen/Reception Ro
- ![River view](/listings/photos/52681869/306204) - River view
- ![Bedroom](/listings/photos/52681869/306205) - Bedroom
- ![Bedroom](/listings/photos/52681869/306209) - Bedroom
- ![Bathroom](/listings/photos/52681869/306210) - Bathroom
- ![View](/listings/photos/52681869/306211) - View

## Floorplans

- ![Floorplan](/listings/photos/52681869/306213) - Floorplan

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| LION HOUSE, 3 THAMES STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2EW | £1,175,000 | 09/10/2025 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 71 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BT | £470,000 | 02/09/2022 | Other |
| HERON COURT, 3 - 5 UNIT 2 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SQ | £400,000 | 12/05/2022 | Other |

**Area average:** £435,000 (2 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £439,575 (8 Other, TW12, 2024–2026)
- **Deviation:** +20.6%

## Rental Range

*ONS Price Index of Private Rents (Richmond upon Thames). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,076/mo
- **Realistic:** £2,307/mo
- **Optimistic:** £2,538/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £288,375
- **Target investor price (1%):** £230,700

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 27.5%
- **10y growth:** 50.3%

## House Price Index (HM Land Registry)

*Official index for Richmond upon Thames; All dwelling types series; as of March 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 10.3%
- **10y growth (index):** 11.8%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Main image (Main) Reception Room Kitchen Kitchen/Reception Ro River view Bedroom Bedroom Bathroom View

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Property details

Tenure

FREEHOLD

Floor area

199 m²

Last sold

£1,175,000 Oct 2025

Local average

£439,575 (+20.6%)

Deprivation

Decile 9 (27,731 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Description

This recently-built detached riverside home offers an idyllic lifestyle and nearly 900sq ft of flexible living space over 2 floors and a 32ft mooring. It is accessed by boat only and boasts riverside decking and seating areas with stunning views of the River Thames. The property is only 4 years old, with double-glazed windows throughout and a large shed.

On the ground floor is a large, open plan kitchen/reception room with amazing river views and double doors opening onto the decking. The modern kitchen has integrated appliances, Shaker-style cabinets, and a breakfast bar. There is also space for a dining table, and a downstairs shower room. On the first floor are two double bedrooms with lovely river views, a large family bathroom and a dressing room/study with fitted storage.
**

Location
Accessed by boat only, Garrick's Ait is located in The River Thames and close to Hampton Court Palace and Royal Bushy Park, making this a wonderful place to live. Central London is approximately 14 miles away with the A3 and M25 Motorway nearby. The average journey time to Heathrow and Gatwick Airports is in the region of 30 minutes and direct trains run to London Waterloo. This area has an enviable reputation for its first class state and private schools and there are also a wide selection of fine golf courses and recreational facilities throughout the district including several health and leisure clubs.

**

Listed by

Teddington

Curchods Estate Agents

Reference: 52681869

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1 Garricks Ait, Thames Street, HAMPTON	82	93	84 m²	—	Detached
1 Thames Street, HAMPTON	61	82	305 m²	England and Wales: before 1900	Detached
1, Thames Street, HAMPTON	57	75	315 m²	—	Detached
10 Garricks Ait, HAMPTON	54	70	85 m²	England and Wales: 1950-1966	Detached
11 Garricks Ait, HAMPTON	23	61	44 m²	England and Wales: 1983-1990	Detached
11 Garricks Ait, Thames Street, HAMPTON	22	99	44 m²	England and Wales: 1976-1982	Detached
11 Garricks Ait, Thames Street, HAMPTON	46	87	44 m²	England and Wales: 1967-1975	Detached
12 Garricks Ait, Thames Street, HAMPTON	66	89	47 m²	England and Wales: 1983-1990	Detached
13 Garricks Ait, HAMPTON	73	80	39 m²	England and Wales: 1991-1995	Detached
13 Garricks Ait, Thames Street, HAMPTON	65	88	33 m²	England and Wales: 1983-1990	Detached
18 Garricks Ait, HAMPTON	69	87	43 m²	England and Wales: 1967-1975	Detached
20 Garricks Ait, Thames Street, HAMPTON	72	85	116 m²	England and Wales: 2003-2006	Detached
21 Thames Street, HAMPTON	57	70	196 m²	England and Wales: before 1900	Detached
23 Garricks Ait, Thames Street, HAMPTON	66	84	73 m²	England and Wales: 1996-2002	Detached
3 Garricks Ait, Thames Street, HAMPTON	76	90	72 m²	England and Wales: 2007-2011	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	09/10/2025 (8 months ago)	£1,175,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
71 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BT	£470,000	02/09/2022	Other
HERON COURT, 3 - 5 UNIT 2 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SQ	£400,000	12/05/2022	Other

Area average: £435,000 (2 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 27.5%

10y growth 50.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Richmond upon Thames. Series: All dwelling types. As of March 2026.

1y (index) -2.9%

5y (index) 10.3%

10y (index) 11.8%

Rental Range

Estimated market rent for Richmond upon Thames. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,076/mo

Realistic £2,307/mo

Optimistic £2,538/mo

Based on Local Authority from postcode lookup → Richmond upon Thames.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TW12 2EW

Address

Post Office Passage

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Unknown	0.0 miles
Shop	Hampton Tyres & MOT Ltd	0.0 miles
Bus stop	Algar Court	0.1 miles
Bus stop	Hampton / Thames Street	0.1 miles
Train station	Hampton	0.4 miles
Hospital	Molesey Community Hospital	1.2 miles
Train station	Hampton Court	1.2 miles
Hospital	Teddington Memorial Hospital	1.3 miles
University	Unknown	1.6 miles
University	St Mary's University, Twickenham	2.0 miles

Street-level crime

Category	Count
Violence and sexual offences	49
Anti-social behaviour	27
Public order	16
Criminal damage and arson	8
Vehicle crime	6
Other theft	5
Shoplifting	5
Bicycle theft	3
Burglary	3
Drugs	2
Theft from the person	2
Other crime	1
Possession of weapons	1
Robbery	1
Total incidents	129

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Twickenham Preparatory School	Other	0.2 miles	— (No rating)
Hampton Junior School	Primary	0.5 miles	Outstanding — 3 Jul 2024
St Mary's Hampton Church of England Primary	Primary	0.6 miles	— (Inspected (no overall grade))
Hurst Park Primary Academy	Primary	0.6 miles	Good — 26 Apr 2023
Hampton Infant School and Nursery	Primary	0.7 miles	Outstanding — 14 Dec 2023

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.44%

Max investor price (0.8%) £288,375

Target investor price (1%) £230,700

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).

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