Barnes · Richmond upon Thames · Richmond Park constituency · 51.48383, -0.23230

SW13 8AA— Barnes, Richmond upon Thames

Location and area intelligence for SW13 8AA, Barnes, Richmond upon Thames

The family fortress

 

Schools 100%Safety 80/100Transport 30/100~1% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
80
Schools
90
Transport
30
Environment
71
Investment
31

The bottom line

SW13 8AA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW13 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SW13 8AA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW13 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lowther Primary School

Not yet inspected · 5 min walk

KS2: 109.0

★★

Secondary

West London Free School

Good · Inspected Jun 2022 · 13 min walk

P8: +1.01A8: 64.1

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Bayonne Nursery School

Not inspected · 16 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.4 incidents per 1,000 residents

Better than 77% of London
↑ Rising 800.0%

from a low base — still below London average

-39% vs borough

Crime by type

Burglary27%
Violence & sexual offences20%
Anti-social behaviour18%
Drug offences18%
Vehicle crime9%
Other7%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.5km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,894/m²
Price per ft²£826/ft²
Avg floor area216.4 m²

EPC breakdown

C
8%
D
1%

Based on 9 properties · Confidence: low

Street mix

Semi 13%Terraced 77%Detached 10%

LHA rates — Outer South West London

Shared room£592/mo
1 bedroom£1200/mo
2 bedrooms£1495/mo
3 bedrooms£1800/mo
4 bedrooms£2550/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield860 kWh/kWp/yr
Rebuild cost estimate£541,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,630
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.2%

Total change

+465%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.4%

per year

Acceleration

+2.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 31 sales

Property Type Mix

Total: 31 sales

Detached9.7%
Semi-detached12.9%
Terraced77.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£345k£700k+102.9%8.5
Post-dot-com plateau2001–2003£825k£850k+3%2.5
Pre-crash peak2006–2006£1.17m£1.17m+0%1
GFC & correction2011–2011£1.44m£1.44m+0%2
Help-to-Buy recovery2014–2015£1.69m£2.40m+42.3%1
Rate-rise correction2022–2023£2.13m£1.60m-24.7%1
Current market2024–2025£1.75m£1.95m+11.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10%
District
10%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ravenscourt Park Underground StationDistrict line
14.1 min walk
Barnes

Nearby stations

Hammersmith (Dist&Picc Line) Underground StationPiccadilly · District
14 min walk
Ravenscourt Park Underground StationDistrict
15 min walk
Hammersmith (H&C Line) Underground StationHammersmith & City · Circle
15 min walk
Barons Court Underground StationPiccadilly · District
19 min walk
Stamford Brook Underground StationDistrict
19 min walk
No bus stops within 400m

36

Walkability score

76

Footpaths (500m)

7

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★41 min
Waterloo49 min ↑
Canary Wharf64 min ↑
City58 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

2

EV chargers (800m)

Nearest car park725m
Santander docks (800m)7
Nearest cycle dock0.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 5.0 µg/m³
Better than 92% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 0.5 km

Energy

Solar: 860 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield859.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PALACE SURGERY

510 FULHAM PALACE ROAD, FULHAM, SW6 6JD

18 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalCharing Cross Hospital · 936 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarket987 m
9 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
782 licensed premises in borough301 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Tesco Express613 m
Sri Sai Convenience Stores723 m
Best-one946 m
Mleczko968 m

Nearby cafes

Walter's Bistro190 m
The Quarter cafe196 m
The River Cafe538 m
Riverside Studios610 m

Nearby restaurants

Spice of Night192 m
Samaia Georgian Restaurant197 m
PizzaBar202 m
Apa206 m

Nearby pubs

Sips & Bites185 m
The Bridge235 m
The Blue Boat536 m
The Chancellors642 m

Nearby gyms

Fulham Reach Boat Club555 m
Indoor Sports Building610 m
Auriol Kensington Rowing Club651 m
Furnivall Sculling Club682 m

Nearby health

Perfect Smile Ravenscourt1.0 km
Densign Lab1.2 km
Gardiner & Coates1.2 km
London Grillz1.2 km
Food hygiene (5-star)70% of 33

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%

High street

E

High street health

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
1.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.2

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,270m
Crossrail 2 route4,841m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,152 nationally

1,387

Est. population

10,006/km²

56%

Employed

69%

Degree educated

£50,300

Median income

1.3%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

21%
14%
22%
23%
19%
Under 1821%
18–3414%
35–4922%
50–6423%
65+19%

Tenure

33%
22%
41%
Own outright33%
Own (mortgage)22%
Private rent41%
Social rent4%

Ethnicity

46%
26%
15%
White British46%
White Other26%
Asian15%
Black1%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine4%
No car household22%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent41%
Social rent4%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
19
Local approval rate
61%
Borough approval rate
65%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
321 homes · BARN ELMS WATER WORKS, BARN ELMS WATER WORKS, MERTHYR TERRACE, SW13
Pipeline pressure
NONE

Named schemes (500m)

BARN ELMS WATER WORKS, BARN ELMS WATER WORKS, MERTHYR TERRACE, SW13321 homes
completed
HARRODS DEPOSITORY, HARRODS DEPOSITORY, ARUNDEL TERRACE, SW13250 homes
completed
LAND AT REAR OF, 159-171, LAND AT REAR OF, 159-171, CASTELNAU, SW1323 homes
completed
The Boileau Arms, The Boileau Arms, Castelnau, Barnes, SW13 9ER6 homes
completed
196-198, 196-198, Castelnau, SW13 9DW6 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
15.5%
Ward turnout
52%
Election year
2026
MP
Sarah Olney (Liberal Democrat)
MP majority
17,155
Constituency
Richmond Park

Councillors

Fiona SacksLib Dems
Andy HaleLib Dems
Duncan RasorLib Dems

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Compare Richmond upon Thames with nearby boroughs:

Richmond upon Thames vs HounslowRichmond upon Thames vs BarnetRichmond upon Thames vs Kingston Upon ThamesRichmond upon Thames vs Wandsworth

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Key facts for SW13 8AA

Full postcodeSW13 8AA
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.483833
Longitude-0.232303
Parliamentary constituencyRichmond Park
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey