Neighbourhood · Richmond upon Thames
Ham: house prices and how the area is changing
Official figures for the Ham neighbourhood of Richmond upon Thames, England (ONS area Richmond upon Thames 017). Headline figures assembled 13 October 2026. Postcodes TW10, TW11. Figures that read a point use the neighbourhood's centre, near TW10 7UU.
One of the most affluent neighbourhoods in England, showing clear signs of gentrification
Ham is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Richmond upon Thames (7 of 20 signals rising, 2 falling). Houses here typically resell for £775,000 and flats for £445,000 (median resale prices, 2023-2025). Recorded crime is lower than across Richmond upon Thames (0.7 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, Strawberry Hill, is about a 20-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£775,000
Median resale price of houses in the neighbourhood, 2023-2025; +19% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£445,000
Median resale price of flats in the neighbourhood, 2023-2025; +10% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Clear signs
Weighted balance +0.26; 7 of 20 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 10 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 3 small areas range from decile 5 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£91,600
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.7 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
Faster than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Ham sits in Richmond upon Thames
- Typical house price: 5th lowest of 23 neighbourhoods in Richmond upon Thames
- Typical flat price: 11th lowest of 23 neighbourhoods in Richmond upon Thames
- Average household income: 3rd lowest of 23 neighbourhoods in Richmond upon Thames
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Ham
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
7 of 20 counted signals point towards rising affluence against Richmond upon Thames, 2 the other way and 11 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Single-person households under 65
- Recorded crime
- Income deprivation ranking
- Schools improving
- Solar and heat pumps
- New-build activity
- Benefit claims (DWP)
Falling behind the borough
- Anti-social behaviour
- Home improvement applications
Stations and schools nearby
Nearest station
- Strawberry Hill Railway station, about a 20-minute walk from the neighbourhood's centre (1.6 km in a straight line). About 4.5 trains an hour leave between 07:00 and 19:00 on a weekday: South Western Railway to London Waterloo (30 to 41 min) and Shepperton (about 19 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school St Richard's Church of England Primary School 170 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023).
- Nearest state secondary school Grey Court School 440 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Feb 2024).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Ham
What is the typical house price in Ham?
£775,000. Median resale price of houses in the neighbourhood, 2023-2025; +19% against 2017-2019.
How does Ham compare with the rest of Richmond upon Thames?
Typical house price: 5th lowest of 23 neighbourhoods in Richmond upon Thames. Typical flat price: 11th lowest of 23 neighbourhoods in Richmond upon Thames. Average household income: 3rd lowest of 23 neighbourhoods in Richmond upon Thames.
Is Ham an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Ham gentrifying?
Clear signs. Weighted balance +0.26; 7 of 20 signals up, 2 down, against the borough.
What is the nearest station to Ham?
Strawberry Hill. Railway station, about a 20-minute walk from the neighbourhood's centre (1.6 km in a straight line). About 4.5 trains an hour leave between 07:00 and 19:00 on a weekday: South Western Railway to London Waterloo (30 to 41 min) and Shepperton (about 19 min).
Which state schools are nearest to Ham?
Nearest state primary school. St Richard's Church of England Primary School. 170 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023). Nearest state secondary school. Grey Court School. 440 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Feb 2024).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Ham?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Richmond upon Thames
- Teddington North
- Strawberry Hill
- Twickenham Town
- Teddington Central
- Hampton Wick & Teddington East
- Richmond Park, Sheen Gate & Petersham
- Twickenham Marble Hill
- Twickenham North
- All 23 neighbourhoods in Richmond upon Thames
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.