Barnes · Richmond upon Thames · Richmond Park constituency · 51.48481, -0.23294

SW13 8ES— Barnes, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 31/100

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
80
Schools
90
Transport
31
Environment
73
Investment
61

The bottom line

SW13 8ES 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 8ES

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 8ES

🛡️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 8ES 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 · 12 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

Vanessa Nursery School

Not inspected · 24 min walk

5 primaries · 1 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.4km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area84 m²

EPC breakdown

C
3%
D
4%
E
1%

Based on 8 properties · Confidence: low

Street mix

Detached 20%Flat 80%

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£210,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (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

1997–2021 · CAGR

+6.3%

Total change

+332%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-74.48

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Detached20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£118k£160k+35.6%1.5
Post-dot-com plateau2003–2004£268k£278k+3.7%1
Pre-crash peak2006–2006£270k£270k+0%1
Help-to-Buy recovery2014–2014£485k£485k+0%1
Pandemic surge2021–2021£510k£510k+0%3

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
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
12.7 min walk
Barnes

Nearby stations

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

37

Walkability score

63

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

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park618m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 18.0 µg/m³ · PM2.5: 5.0 µg/m³
Better than 92% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 16%
More green space than 84% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 0.6 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

FULHAM CROSS MEDICAL CENTRE

322 LILLIE ROAD, FULHAM, SW6 7PP

17 min walk

67%

Recommend GP

67%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 945 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

108

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarket880 m
5 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)

902m

Post office

Nearby shops

Tesco Express583 m
Sri Sai Convenience Stores640 m
Mleczko860 m
Singh Food and Wine872 m

Nearby cafes

Walter's Bistro74 m
The Quarter cafe83 m
Riverside Studios539 m
Sam's Riverside Cafe590 m

Nearby restaurants

Spice of Night78 m
Samaia Georgian Restaurant80 m
PizzaBar85 m
Apa89 m

Nearby pubs

Sips & Bites72 m
The Bridge132 m
The Blue Boat501 m
Blue Anchor551 m

Nearby gyms

Indoor Sports Building500 m
Fulham Reach Boat Club516 m
Auriol Kensington Rowing Club553 m
Furnivall Sculling Club578 m

Nearby health

Perfect Smile Ravenscourt925 m
Ravenscourt Dental Practice1.0 km
Densign Lab1.1 km
Gardiner & Coates1.1 km
Food hygiene (5-star)71% of 38

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 score22/100

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

47.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,299m
Crossrail 2 route4,931m

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)
23
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
21
Local approval rate
59%
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)
204
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
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 8ES

Full postcodeSW13 8ES
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.484814
Longitude-0.232942
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