Barnes · Richmond upon Thames · Richmond Park constituency · 51.48597, -0.22944

SW13 8QZ— Barnes, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 36/100Low yield 1.74%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
69
Safety
77
Schools
60
Transport
36
Environment
71
Investment
35

The bottom line

SW13 8QZ offers exceptional schools (100% Good/Outstanding) and low crime at £1,150,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW13 8QZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+121.2% vs London avg
vs London income+19.8% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for SW13 8QZ

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

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“The family fortress”

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How SW13 8QZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School

Not yet inspected · Inspected Nov 2024 · 7 min walk

KS2: 104.1

—

Secondary

Sacred Heart High School

Not yet inspected · 12 min walk

P8: +0.78A8: 63.4

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Bayonne Nursery School

Not inspected · 13 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.9 incidents per 1,000 residents

Better than 59% of London
↑ Rising 283.3%

+2% vs borough

Crime by type

Other29%
Violence & sexual offences28%
Burglary14%
Vehicle crime12%
Anti-social behaviour7%
Drug offences4%
Theft4%
Robbery1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

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) · 1.2km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,150,000

Median sale price

Top 10% — 121% above London median

£1,150,000 is 121% above the London median (£520,000)

+15.2%

This year

Flat

Dominant type

Price history

5-year change
-9.6%
Sales (24 months)5
New build0.0%
Avg flat£1,150,000
Price per m²£9,342/m²
Price per ft²£868/ft²
Avg floor area127.4 m²

EPC breakdown

C
14%
D
9%
E
4%

Based on 27 properties · Confidence: medium

Street mix

Semi 1%Terraced 6%Detached 3%Flat 90%

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

Stamp duty

Standard buyer£56,250
First-time buyerFTB
£56,250
Additional propertyBTL/2nd
£90,750

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

22.9×

Price-to-income

£5,753/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Rebuild cost estimate£318,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+719%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.3%

per year

Acceleration

+38.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 73 sales

Property Type Mix

Total: 73 sales

Detached2.7%
Semi-detached1.4%
Terraced5.5%
Flat/maisonette90.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£180k£343k+90.6%3.8
Post-dot-com plateau2001–2004£489k£499k+2.1%4.8
Pre-crash peak2005–2007£540k£775k+43.5%3.3
GFC & correction2008–2012£840k£975k+16.1%2
Help-to-Buy recovery2013–2015£748k£1.18m+57.2%1.5
Brexit uncertainty2019–2019£1.33m£1.33m+0%1
Pandemic surge2020–2021£1.30m£1.27m-2.1%1.5
Rate-rise correction2022–2023£1.35m£1.28m-5.2%1
Current market2024–2025£1.15m£1.48m+28.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hammersmith (Dist&Picc Line) Underground StationDistrict line
9.8 min walk
Kensington (Olympia)

Nearby stations

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

43

Walkability score

110

Footpaths (500m)

8

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★39 min
Waterloo54 min ↑
Canary Wharf62 min ↑
City57 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park514m
Santander docks (800m)8
Nearest cycle dock0.2 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: 5.6 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 0.8 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

14 min walk

67%

Recommend GP

67%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 680 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketIstanbul Organic Supermarket · 759 m
4 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

831m

Post office

Nearby shops

Tesco Express309 m
Sri Sai Convenience Stores445 m
Bury Food & Wine582 m
Best-one637 m

Nearby cafes

The Quarter cafe244 m
Walter's Bistro300 m
Riverside Studios318 m
Sam's Riverside Cafe344 m

Nearby restaurants

Brasserie Blanc223 m
Chandelier Thai223 m
Spice of Night248 m
Sam's Riverside Restaurant270 m

Nearby pubs

The Bridge203 m
The Blue Boat229 m
Sips & Bites307 m
The Chancellors334 m

Nearby gyms

Fulham Reach Boat Club246 m
Auriol Kensington Rowing Club421 m
Furnivall Sculling Club469 m
Jetts Fitness597 m

Nearby pharmacies

Rowlands Pharmacy653 m
Boots663 m

Nearby health

Charing Cross Hospital680 m
Perfect Smile Ravenscourt879 m
L'Orthodontiste901 m
Smile for Life933 m
Food hygiene (5-star)78% of 82

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

A

High street health

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

59

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,041m
Crossrail 2 route4,775m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,212 nationally

1,281

Est. population

11,660/km²

64%

Employed

71%

Degree educated

£50,300

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

24%
17%
21%
21%
17%
Under 1824%
18–3417%
35–4921%
50–6421%
65+17%

Tenure

37%
27%
35%
Own outright37%
Own (mortgage)27%
Private rent35%
Social rent1%
Shared ownership0%

Ethnicity

54%
25%
White British54%
White Other25%
Asian9%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine4%
No car household23%
Unemployed2%
No qualifications4%

Housing tenure (Census 2021)

Private rent35%
Social rent1%

vs. London

Income vs London+19.8%
Price vs London+121.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
16
Local approval rate
72%
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)
855
Largest scheme
840 homes · Hammersmith Embankment, Hammersmith Embankment, Chancellor's Road, Distillery Road, Winslow Road, W6
Pipeline pressure
NONE

Named schemes (500m)

Hammersmith Embankment, Hammersmith Embankment, Chancellor's Road, Distillery Road, Winslow Road, W6840 homes
completed
BARN ELMS WATER WORKS, BARN ELMS WATER WORKS, MERTHYR TERRACE, SW13321 homes
completed
HARRODS DEPOSITORY, HARRODS DEPOSITORY, ARUNDEL TERRACE, SW13250 homes
completed
Riverside studios and Queens wharf, Riverside studios and Queens wharf, Crisp Road, W6165 homes
completed
Land Bounded By Chancellor's Road, Land Bounded By Chancellor's Road, Chancellor's Road, W692 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,150,000)

£56,250

Standard buyer

£56,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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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 8QZ

Full postcodeSW13 8QZ
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.485966
Longitude-0.229440
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