KeyChecks
Report Date
9 November 2025
SmartReport
Expert-reviewed property insight report
Sarah Thompson
42 Maple Avenue
Richmond, London, TW9 4BH
Overall Assessment
This property presents an excellent opportunity in one of Richmond's most desirable locations. With very low flood risk, outstanding schools nearby, and exceptional transport links, it represents strong value in a stable, sought-after market.
Asking Price
£875,000
Estimated Value
£850k – £895k
Offer Suggestion
£865,000
Risk Level
Low
Flood Risk Assessment
Comprehensive analysis of flooding risks from all sources
Surface Water Flooding
Very low risk — the ground drains well in this area, meaning rainwater is unlikely to pool or cause local flooding.
Rivers & Sea Flooding
Very low risk — the property sits far from major rivers and is not within any known flood zone.
Groundwater Flooding
Not at risk — the location is outside groundwater flood alert areas.
Reservoir Flooding
Unlikely — no large reservoirs nearby that could affect the area.
Summary: Overall, the property has a very low risk of flooding from any source. Rainwater drains effectively, and the home is not near a river or reservoir. Future projections (2040-2060) also show no significant increase in flood likelihood.
Expert Insight: Surface water flooding happens when heavy rain can't drain away fast enough. In this area, the risk is rated as very low, meaning everyday rainfall is easily managed by local drainage systems.
Energy Performance Certificate
Current efficiency rating and estimated running costs
EPC Status
Current Rating
B (83)
Energy Efficient
Annual Energy Cost
Very Low£680
Per year for heating
Below average for property size
| What this means | Good insulation and double glazing keep heating costs low. |
| Typical Rating for Area | Properties of this type in TW9 usually achieve ratings between C and B. |
| EPC Validity | Valid until 2033 — no new assessment required before purchase. |
| Recommendation | Installing solar panels (£4-6k) could bring rating by £180/year. |
Expert Insight: A good EPC rating (B or above) means lower running costs, better insulation. It's also increasingly important to lenders and represents strong resale value.
Local Crime & Safety
12-month crime statistics and area safety analysis
45
Incidents in Oct 2025
Low<1
Burglaries per month
Very Low40–60
Monthly range (stable)
StableArea Overview
The Richmond area around Maple Avenue maintains a low level of reported crime, typical for this highly desirable London neighbourhood.
Most incidents relate to minor antisocial behaviour than serious or targeted offences. Burglary rates are very low and significantly below the London average, reflecting the area's residential character and strong community presence.
Schools & Education
Nearby schools with Ofsted ratings and distances
Sheen Mount Primary School
Primary • 0.3 miles • Ofsted 2023
St. Elizabeth's Primary
Primary • 0.6 miles • Ofsted 2024
Christ's School
Secondary • 1.2 miles • Ofsted 2024
Richmond Park Academy
Secondary • 1.5 miles • Ofsted 2023
Overview
The Maple Avenue area is exceptionally well served by Outstanding and Good-rated schools within walking distance. Sheen Mount Primary is highly regarded locally and rated Outstanding, while Christ's School provides a strong secondary option nearby.
Overall, this postcode ranks among the best in Richmond for school quality, making it highly appealing to families seeking stability and excellent education options.
Broadband & Connectivity
Internet speeds and mobile coverage analysis
Download Speed
900 Mbps
Full Fibre (FTTP)
UltrafastUpload Speed
110 Mbps
Symmetric connection
ExcellentCouncil Tax
Band information and annual cost estimate
Council Tax Band
F
Annual Estimate (2025/26)
£2,431
~£200 per month
Local Land Search
Planning constraints and development restrictions
Conservation Area
Listed Building
Tree Preservation Orders
Green Belt / AONB
Contaminated Land
Planning Constraints
Summary
The area around Maple Avenue is classified as a standard residential zone in Richmond, with no significant legal or environmental restrictions recorded.
This means typical home improvements (such as extensions, loft conversions, or solar panel installations) can be carried out subject to standard Richmond Council planning approval. Some TPOs exist in nearby streets — buyers planning garden work should confirm with Richmond Council before tree removal.
Property Value & Market Analysis
Estimated value, recent sales, and market trends
Asking Price
£875,000
Estimated Value
£850k – £895k
Fair Offer
£865,000
Recent Comparable Sales
38 Oakwood Drive, TW9 4BL
Semi-detached • June 2025
£862,000
15 Cedar Close, TW9 4BN
Semi-detached • Aug 2025
£888,000
22 Willow Gardens, TW9 4BG
Semi-detached • Apr 2025
£845,000
7 Richmond Park Road, TW9 4BE
Semi-detached • Mar 2025
£870,000
Transport & Commute
Station distances and commute times to Central London
Nearest Station
Richmond
District Line & Overground
0.8 miles away
Commute Time
30–35 min
To Victoria/Waterloo
Fast direct access
Buyer's Summary
Key property details and final assessment
KeyChecks Summary
42 Maple Avenue sits on a highly desirable, quiet residential road in Richmond. It's got that perfect balance — close enough to everything, but peaceful once you're home.
You've got excellent broadband (full-fibre, up to 900 Mbps), outstanding transport links on the District Line and Overground, and exceptional schools nearby. The area's safe, green, and incredibly well-connected.
Prices here have been rising steadily, and similar houses nearby have sold between £862k and £888k. That puts this one right in the sweet spot for value and future growth in one of London's most sought-after postcodes.
KeyChecks Confidence Score
9.3 / 10
Overall Confidence Score
Your Next Steps
Before You Make an Offer
Questions to Ask the Estate Agent:
- How long has the property been on the market?
- Has anyone made an offer yet?
- Has the price been reduced recently?
- Is the seller in a chain?
When You Instruct a Solicitor
Key Questions to Ask:
- Can you confirm no hidden covenants on the property?
- Is it definitely freehold?
- Any shared paths or access rights?
- Please confirm no tree protection orders nearby
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