Buying in Richmond: A Chartered Surveyor's Local Guide

At these price levels — Richmond properties regularly exceed £1m — the cost of a thorough Level 3 Building Survey represents a fraction of one percent of the purchase price. Yet we still encounter buyers who have relied solely on a mortgage valuation. In an area this expensive with property stock this varied, that is a significant gamble.

Richmond's riverside properties command premium prices — and require premium pre-purchase due diligence.

The Richmond Property Market in 2025

Richmond upon Thames borough is consistently one of London's most expensive local authority areas. In early 2025:

• Average property price: approximately £850,000–£1.1m (borough-wide)
• Richmond town and Twickenham riverside properties: £1.2m–£3m+
• Strong demand from upsizers and families from inner London
• International buyers attracted by proximity to Heathrow and the Thames
• Limited supply keeping competition intense despite higher interest rates

The borough encompasses Richmond town, Twickenham, Kew, Ham, Petersham, East Sheen, and Barnes — each with distinct character, price points, and property types.

Property Types in Richmond and Their Survey Considerations

Richmond Town and Riverside

The most prestigious part of the borough. Georgian and early Victorian townhouses, Victorian terraces, and purpose-built mansion flats predominate. Survey considerations include:

• Flood risk: Properties within 200m of the Thames in Richmond and Twickenham should be assessed for flood risk. The Thames floods periodically in this area — we always recommend checking the Environment Agency's flood risk map and ensuring appropriate flood insurance is available before committing
• Listed buildings: Richmond has a significant concentration of listed buildings and conservation area properties. If you are buying a listed building, a specialist historic building survey (not a standard RICS report) is strongly recommended
• Leasehold flats: Many period mansion block conversions have complex leasehold structures. Check lease length and service charge history carefully (see our Lease Extension Guide)
• Period roof structures: Georgian houses in particular can have complex original roof structures requiring specialist assessment

Kew and East Sheen

Predominantly late Victorian and Edwardian terrace and semi-detached housing with some significant period properties near Kew Gardens. Key survey concerns:

• Tree-root subsidence risk near Kew Gardens boundaries and on Ealing clay soils
• Radon gas — Kew has slightly elevated radon readings vs the London average (still low, but worth checking)
• Proximity to Kew Gardens creates strong demand for extensions and loft conversions — check building regulations compliance

Twickenham

More varied stock than Richmond town — Victorian terraces, 1930s semis, riverside apartments. Survey considerations:

• River flooding risk near Eel Pie Island and the riverside areas
• Properties under Heathrow flight path in some areas — check with the CAA noise contour maps
• Strong buy-to-let market driving conversion of houses to flats — check for building regulations compliance and confirm legal title

Ham and Petersham

Unique, semi-rural character adjacent to Richmond Park. Large period houses, Coach houses, and some impressive riverside properties. Issues to consider:

• Flood risk — the Ham/Petersham flood plain is among the most at-risk areas in London
• Non-standard construction in some areas
• Historic drainage that may be connected to private systems rather than the Thames Water sewer

The Specific Risk of Flood in Richmond

We deal with this specifically because it's the most significant and most misunderstood risk in the borough. The Thames in Richmond last flooded to levels affecting properties in:

• 2014 (significant — properties in Ham, Petersham, and riverside areas affected)
• 2020 (moderate flooding in lower-lying riverside areas)

If you are considering a property near the Thames, our surveying team will:

• Note the property's position relative to flood risk zones
• Check Environment Agency flood maps
• Comment on any flood defence measures (flood barriers, raised thresholds, pumps)
• Recommend you check flood insurance availability and cost before exchange

Why a Level 3 Survey Is Strongly Recommended in Richmond

Given the price levels and the complexity of Richmond's housing stock — Georgian townhouses, riverside properties, listed buildings, period conversions — we strongly recommend a Level 3 Full Building Survey for almost any property in the borough. The additional cost (typically £200–£400 more than a Level 2) is immaterial relative to the purchase price and the risk of missing significant defects.

For listed buildings or properties of unusual construction, consider commissioning a specialist historic buildings survey — our team can advise on the most appropriate level of investigation for your specific property.

Frequently Asked Questions — Buying in Richmond

Planning to buy in Richmond? Contact Acton Surveyors for a professional RICS survey from local experts who regularly cover the Richmond borough. See also: Buying in Ealing | Buying in Acton.