School Catchments and House Prices in Ham
In the Ham area, 1 school was graded Outstanding and 2 schools Good at their last graded Ofsted inspection (before September 2024).
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
In the Ham area, 1 school was graded Outstanding and 2 schools Good at their last graded Ofsted inspection (before September 2024).
Why catchment sets the price in Ham
Concentrated demand is what a price premium actually is.
The local benchmark is £850,000 and a detached home averages £1,900,000.
Ofsted ratings across the Ham area
The commercial page for this town sets out the introduction itself: Mortgage advice in Ham.
What the admissions data actually guarantees
A house advertised as in catchment may not be next year. The local council publishes last year's furthest distance offered for each school. Ask for that figure in writing before you offer.
Ratings age too. An Outstanding judgement can be several years old, and inspections since September 2024 report differently. Read the current report rather than the agent's summary of it.
The detail behind the Ham numbers
The schools families ask about here are Grey Court School, St Richard's CofE Primary School, The Russell Primary School and Meadlands Primary School. 3 local schools were graded Good or Outstanding at their last graded Ofsted inspection (before September 2024). Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Ham to Richmond station takes about 10 to 20 min.
By price, Ham ranks 60 of the 320 London locations we cover, at £850,000 against a county average of £732,469. Band D council tax here is £2,486, against an average of £2,121 across the county locations we cover.
How Ham scores for different buyers
Ham is a low-lying, leafy, riverside suburb with commons and a village feel.
The full local guide covers schools, transport and the market in detail: Ham property and area guide.
| Who it suits | Out of five | Why |
|---|---|---|
| Families | ★★★★★ | Good local schools (Grey Court is an Outstanding secondary; St Richard's CofE and The Russell are Good primaries), Richmond Park, Ham Common and Ham Lands, the river and a genuine village feel make Ham a strong, if premium, family suburb. |
| Downsizers | ★★★★☆ | The listed Span estates (Parkleys and others) and period cottages around the common offer characterful, lower-maintenance homes in a leafy setting, though at a premium, and with a station a drive or bus ride away. |
| Professionals | ★★★★☆ | A leafy riverside setting near Richmond and Kingston suits professionals wanting space and green surroundings, but the lack of a station of its own and reliance on the buses or a drive is a genuine trade-off. |
| Second-home & riverside buyers | ★★★☆☆ | The riverside setting, Ham House and the towpath appeal to buyers wanting a green, characterful Thames-side base, but flood risk on low-lying plots and premium prices need careful checks. |
| First-time buyers | ★★☆☆☆ | Span flats and smaller homes (often around £400,000 to £600,000) offer a way into a very desirable suburb, but house prices are firmly at premium London levels and there is no station on the doorstep. |
Families
People wanting good schools, green space and a village feel, the Outstanding Grey Court secondary, St Richard's CofE and The Russell (Good primaries), Richmond Park, Ham Common and the river, with Richmond and Kingston close by.
Downsizers
People wanting a characterful, lower-maintenance home in a leafy setting, the listed Span estates and period cottages around the common, if they can live with a station a bus ride or drive away.
Professionals
People wanting a leafy, riverside home within reach of town, Richmond and Kingston for the commute, Richmond Park and the Thames on the doorstep, and a genuine village feel, if not a station of their own.
Ham is known locally for Ham House & Garden. Ham House & Garden, built in 1610 and remodelled in the 1670s, one of the finest and most atmospheric 17th-century houses in the country, now in the care of the National Trust and the district's defining landmark.
Practical detail for Ham: the TW10 postcode district, no station of its own, nearest are Richmond (District line, Overground Mildmay line, SWR to Waterloo) and Kingston (SWR); the 65 & 371 buses through the village and nearest A and E is Kingston Hospital (a short drive); West Middlesex (Isleworth) also within reach, verify with NHS.
Ham at a glance
| School | What to check before you offer |
|---|---|
| Grey Court School | Confirm last year's furthest offer distance, then read the current report. |
| St Richard's CofE Primary School | Confirm last year's furthest offer distance, then read the current report. |
| The Russell Primary School | Confirm last year's furthest offer distance, then read the current report. |
| Meadlands Primary School | Confirm last year's furthest offer distance, then read the current report. |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Ham
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- Last year's furthest offer distance, in writing from the council
- The current Ofsted report, not a remembered rating
- Whether a sibling policy is applied before distance
- £85,000 of deposit at 10% on the local average, before fees
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Ham
Broadband speeds can vary street by street in Ham, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
Do Outstanding schools raise house prices in Ham?
Can I appeal if we miss a place?
How do I check broadband speed at a property in Ham?
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