Hampton Wick & Teddington East

Families consistently prioritise schooling and a safe, settled neighbourhood, so those two factors carry the most weight and use a convex curve — mediocre values are penalised more than a simple average would suggest. A bonus is applied where good schools and low crime coincide.

• Good+ schools within 2 km28%
• Crime / safety score22%
• Households with children15%
• Greenspace proximity15%
• Owner-occupation rate10%
• Family-age population10%

Young professionals optimise for commute, connectivity and being around peers. Transport gets the largest single weight; broadband uses a concave curve so any decent gigabit coverage counts, and a bonus applies in well-connected, graduate-heavy areas (the classic urban knowledge-hub signal).

• Transport / PTAL score27%
• 18–34 population share22%
• Gigabit broadband coverage18%
• Degree-educated adults14%
• Crime / safety score12%
• Private-rental availability7%

Couples without children weight liveability and day-to-day quality highest. Rent is on a sigmoid curve with a steep cliff between £800 and £1,400/month, reflecting how affordability flips from comfortable to stretched across that range. A bonus applies where the area is both safe and walkable.

• Liveability composite25%
• Crime / safety score22%
• Transport / PTAL score18%
• Median rent affordability17%
• EPC energy efficiency10%
• 25–49 population share8%

Retirees prioritise healthcare proximity, walkable greenspace and a settled neighbourhood with peers in the same life stage. GP and hospital distance are the largest weights — both use exponential drop-offs because needing care 5 km away is much worse than 1 km away, regardless of how many other amenities are nearby.

• GP proximity22%
• Hospital proximity18%
• Crime / safety score18%
• Greenspace proximity14%
• Over-65 population share10%
• Single-floor accommodation10%
• Owner-occupation rate8%

Buy-to-let investors weight pure financial signals: yield, capital growth, tenant demand, supply pipeline and area job-growth. Crime and amenities only matter as far as they protect the tenant pool. Yield uses a sigmoid that rewards the realistic 4–7% band; pipeline penalises areas with heavy new-build supply that will pressure future rents.

• Gross rental yield32%
• House-price growth (HPI YoY)20%
• Tenant demand18%
• 5-year jobs growth12%
• Supply pipeline (inverse)10%
• Safety score8%

Solo renters and students optimise for flexibility — depth of private-rental supply, peers in the same life stage and frictionless transit. Cost matters but the curve is gentler than for couples (no shared income). A nearby Tube/metro/rail station is heavily weighted because cars are usually off the table for this group.

• Private-rental availability22%
• Single-person households18%
• Transit proximity16%
• Median rent affordability14%
• 18–34 population share12%
• Gigabit broadband coverage10%
• Crime / safety score8%