Barnes · Richmond upon Thames · Richmond Park constituency · 51.48356, -0.23086

SW13 8EB— Barnes, Richmond upon Thames

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 31/100

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
68
Safety
80
Schools
90
Transport
31
Environment
70
Investment
61

The bottom line

SW13 8EB 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 8EB

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 8EB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW13 8EB 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 · 7 min walk

KS2: 109.0

★★

Secondary

West London Free School

Good · Inspected Jun 2022 · 14 min walk

P8: +1.01A8: 64.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Bayonne Nursery School

Not inspected · 14 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)

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

Prices, sales volume and market trends

Avg floor area67 m²

EPC breakdown

B
1%
C
12%
D
1%

Based on 14 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield860 kWh/kWp/yr
Rebuild cost estimate£167,500
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)
Roof(another dwelling above)
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

1996–2024 · CAGR

+4.6%

Total change

+255%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.0%

per year

Acceleration

-58.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£134k£300k+124.1%4.5
Post-dot-com plateau2001–2004£200k£250k+25%2
Pre-crash peak2006–2006£308k£308k+0%2
GFC & correction2010–2012£335k£595k+77.6%1
Help-to-Buy recovery2015–2015£495k£495k+0%1
Rate-rise correction2022–2023£508k£660k+30%2
Current market2024–2024£475k£475k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hammersmith (Dist&Picc Line) Underground StationDistrict line
13.2 min walk
Barnes

Nearby stations

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

36

Walkability score

72

Footpaths (500m)

6

Santander docks (800m)

0.4 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

4

Car parks (800m)

2

EV chargers (800m)

Nearest car park724m
Santander docks (800m)6
Nearest cycle dock0.4 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 AONB18% green spaceTree canopy: 10%
Above average green space

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

17 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalCharing Cross Hospital · 857 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketIstanbul Organic Supermarket · 1.0 km
5 tennis courts4 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)

1.1km

Post office

Nearby shops

Tesco Express566 m
Sri Sai Convenience Stores725 m
Bury Food & Wine758 m
Carlton Newsagent760 m

Nearby cafes

The Quarter cafe263 m
Walter's Bistro275 m
The River Cafe439 m
Café Ly595 m

Nearby restaurants

Spice of Night261 m
Samaia Georgian Restaurant279 m
Chandelier Thai279 m
PizzaBar281 m

Nearby pubs

Sips & Bites273 m
The Bridge285 m
The Blue Boat496 m
The Crabtree543 m

Nearby gyms

Fulham Reach Boat Club517 m
Auriol Kensington Rowing Club675 m
Indoor Sports Building701 m
Furnivall Sculling Club713 m

Nearby pharmacies

Boots756 m

Nearby health

Perfect Smile Ravenscourt1.1 km
Food hygiene (5-star)69% of 39

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

61

Investment score

Good

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gentrification score23/100

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

48.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,175m
Crossrail 2 route4,738m

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)
12
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
15
Local approval rate
65%
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)
842
Largest scheme
840 homes · Hammersmith Embankment, Hammersmith Embankment, Chancellor's Road, Distillery Road, Winslow Road, W6
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
196-198, 196-198, Castelnau, SW13 9DW6 homes
completed
The Boileau Arms, The Boileau Arms, Castelnau, Barnes, SW13 9ER6 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 8EB

Full postcodeSW13 8EB
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.483559
Longitude-0.230859
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