Sold Flat

FLAT 2

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

2 beds 732 sq ft Listed 27 Nov 2007 (-6775d)

£225,000

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# 2 bedroom flat for sale (TW12 2EW)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 23 THAMES STREET, HAMPTON, HAMPTON, GREATER LONDON TW12 2EW |
| Price | £225,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 68 m² |
| Last sold | £190,000 Dec 2008 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 05/04/2035
- **Current heating cost:** £438/year
- **Est. upgrade cost to C:** £1,010

### Recommendations
- W1 (£800 - £1,200)
- E (£10)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0669-3048-8204-1045-8200)

## Description

In the heart of Old Hampton Village, close to local amenities, station, River Thames etc. and forming part of a fine Victorian three storey character property converted and refurbished, first floor Victorian 2 bedroom apartment with gas fired central heating, 15' x 14'3 living room, 12'1 x 9'4 kitchen with range of built-in appliances, two double bedrooms, white fully tiled bathroom, fitted carpets, long lease and low outgoings. NO CHAIN.

## Property Photos

- ![Photo](/listings/photos/18336050/306290)
- ![Photo](/listings/photos/18336050/306291)
- ![Photo](/listings/photos/18336050/306292)
- ![Photo](/listings/photos/18336050/306293)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 FLAT 2 THAMES STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2EW | £190,000 | 05/12/2008 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX | £330,000 | 03/12/2025 | Flat |
| NEW COURT, 82 3A STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX | £515,000 | 07/12/2023 | Flat |
| ST. PETERS COURT, 29 FLAT 3 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BT | £275,000 | 04/12/2023 | Flat |
| 8 DAUBENEY PLACE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SF | £340,000 | 27/10/2023 | Flat |
| 40 THAMES CLOSE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2ET | £440,000 | 25/07/2023 | Flat |
| 9 - 11 FLAT 1 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SA | £585,000 | 23/06/2023 | Flat |
| 32 THAMES CLOSE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2ET | £523,000 | 16/12/2022 | Flat |
| 101A STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BD | £830,000 | 08/12/2022 | Flat |
| 19 FLAT 8 THAMES STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2EW | £350,000 | 06/12/2022 | Flat |
| MILLENNIUM HOUSE, 7 FLAT 3 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SA | £500,000 | 04/11/2022 | Flat |
| 92 - 94 FLAT 3 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX | £265,000 | 02/11/2022 | Flat |
| 80A STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX | £590,000 | 29/09/2022 | Flat |
| 7 FLAT 2 BELGRADE ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AZ | £355,000 | 27/09/2022 | Flat |
| 12 FLAT 2 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SJ | £291,500 | 23/09/2022 | Flat |
| KINGSLEY COURT, 20 FLAT 9 CHURCH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2GA | £407,160 | 16/09/2022 | Flat |
| KINGSLEY COURT, 20 FLAT 12 CHURCH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2GA | £300,000 | 09/09/2022 | Flat |
| 7 FLAT 1 MOUNT MEWS, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SH | £395,000 | 18/08/2022 | Flat |
| 49 THAMES CLOSE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2ET | £375,000 | 01/08/2022 | Flat |
| KINGSLEY COURT, 20 FLAT 3 CHURCH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2GA | £320,000 | 14/07/2022 | Flat |
| ST. PETERS COURT, 29 FLAT 1 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BT | £245,000 | 20/06/2022 | Flat |

**Area average:** £411,583 (20 sales)

## Price vs local average

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

- **Local average:** £350,427 (22 Flat, TW12, 2024–2026)
- **Deviation:** -35.8%

## 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:** 1.03% (strong)
- **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.*

## Price per Square Metre

- **£/m²:** £3,309/m²

## Capital growth trend

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

- **5y growth:** 5.4%
- **10y growth:** 10.3%

## House Price Index (HM Land Registry)

*Official index for Richmond upon Thames; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.9%
- **5y growth (index):** 2.2%
- **10y growth (index):** 2.4%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

68 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£190,000 Dec 2008

Price per m²

£3,309/m²

Local average

£350,427 (-35.8%)

Deprivation

Decile 9 (27,731 of 33,755)

Street crime

130 incidents within 1 mile (Apr 2026)

Key features

In the heart of Old Hampton village
character property converted and refurbished
lfirst floor Victorian apartment
2 double bedrooms
kitchen with range of built-in appliances
white fully tiled bathroom
fitted carpets
Long Lease
NO CHAIN

Description

Listed by

Hampton

Tredinnick & Bower

Reference: 18336050

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 06/04/2025

Expiry date: 05/04/2035

Current heating cost: £438/year

Potential heating cost: £390/year

Est. upgrade cost to C: £1,010

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£10)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	05/12/2008 (17 years ago)	£190,000	—

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
72 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX	£330,000	03/12/2025	Flat
NEW COURT, 82 3A STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX	£515,000	07/12/2023	Flat
ST. PETERS COURT, 29 FLAT 3 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BT	£275,000	04/12/2023	Flat
8 DAUBENEY PLACE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SF	£340,000	27/10/2023	Flat
40 THAMES CLOSE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2ET	£440,000	25/07/2023	Flat
9 - 11 FLAT 1 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SA	£585,000	23/06/2023	Flat
32 THAMES CLOSE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2ET	£523,000	16/12/2022	Flat
101A STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BD	£830,000	08/12/2022	Flat
19 FLAT 8 THAMES STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2EW	£350,000	06/12/2022	Flat
MILLENNIUM HOUSE, 7 FLAT 3 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SA	£500,000	04/11/2022	Flat
92 - 94 FLAT 3 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX	£265,000	02/11/2022	Flat
80A STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AX	£590,000	29/09/2022	Flat
7 FLAT 2 BELGRADE ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2AZ	£355,000	27/09/2022	Flat
12 FLAT 2 HIGH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SJ	£291,500	23/09/2022	Flat
KINGSLEY COURT, 20 FLAT 9 CHURCH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2GA	£407,160	16/09/2022	Flat
KINGSLEY COURT, 20 FLAT 12 CHURCH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2GA	£300,000	09/09/2022	Flat
7 FLAT 1 MOUNT MEWS, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2SH	£395,000	18/08/2022	Flat
49 THAMES CLOSE, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2ET	£375,000	01/08/2022	Flat
KINGSLEY COURT, 20 FLAT 3 CHURCH STREET, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2GA	£320,000	14/07/2022	Flat
ST. PETERS COURT, 29 FLAT 1 STATION ROAD, HAMPTON, RICHMOND UPON THAMES, GREATER LONDON, TW12 2BT	£245,000	20/06/2022	Flat

Area average: £411,583 (20 sales)

Capital growth trend

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

5y growth 5.4%

10y growth 10.3%

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

1y (index) -5.9%

5y (index) 2.2%

10y (index) 2.4%

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

Nearby

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

Type	Name	Distance
Shop	Unknown	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	4
Burglary	3
Drugs	2
Theft from the person	2
Other crime	1
Possession of weapons	1
Robbery	1
Total incidents	130

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	0.1 miles	— (No rating)
Hampton Junior School	Primary	0.5 miles	Outstanding — 3 Jul 2024
St Mary's Hampton Church of England Primary	Primary	0.5 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 1.03%

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).