Barnes · Richmond upon Thames · Richmond Park constituency · 51.48494, -0.22975

SW13 8SA— Barnes, Richmond upon Thames

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 34/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
71
Safety
80
Schools
60
Transport
34
Environment
76
Investment
61

The bottom line

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

Less suited to Car-free commuters.

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Location

SW13 8SA

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 8SA

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

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Postcode Personality

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“The family fortress”

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How SW13 8SA 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 · 8 min walk

KS2: 104.1

—

Secondary

Sacred Heart High School

Not yet inspected · 13 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

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) · 1.3km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area171.6 m²

EPC breakdown

C
6%
D
3%

Based on 9 properties · Confidence: low

Street mix

Terraced 69%Detached 31%

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£429,000
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)
RoofFlat, 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

1999–2018 · CAGR

+7.1%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.2%

per year

Acceleration

-22.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 16 sales

Property Type Mix

Total: 16 sales

Detached31.3%
Terraced68.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£718k£690k-3.8%4.5
Post-dot-com plateau2001–2004£803k£865k+7.7%1
GFC & correction2011–2011£1.43m£1.43m+0%1
Help-to-Buy recovery2015–2015£2.10m£2.10m+0%1
Brexit uncertainty2018–2018£2.63m£2.63m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
11.1 min walk
Barnes

Nearby stations

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

37

Walkability score

90

Footpaths (500m)

7

Santander docks (800m)

0.3 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

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park611m
Santander docks (800m)7
Nearest cycle dock0.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 5.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 64%
More green space than 75% 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

14 min walk

67%

Recommend GP

67%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 728 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketIstanbul Organic Supermarket · 870 m
5 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

931m

Post office

Nearby shops

Tesco Express400 m
Sri Sai Convenience Stores562 m
Bury Food & Wine628 m
Carlton Newsagent685 m

Nearby cafes

The Quarter cafe228 m
Walter's Bistro273 m
The River Cafe384 m
Riverside Studios435 m

Nearby restaurants

Chandelier Thai223 m
Spice of Night230 m
Apa262 m
PizzaBar264 m

Nearby pubs

The Bridge212 m
Sips & Bites277 m
The Blue Boat326 m
The Chancellors445 m

Nearby gyms

Fulham Reach Boat Club347 m
Auriol Kensington Rowing Club529 m
Furnivall Sculling Club573 m
Indoor Sports Building671 m

Nearby pharmacies

Boots669 m
Rowlands Pharmacy708 m

Nearby health

Charing Cross Hospital728 m
Perfect Smile Ravenscourt973 m
L'Orthodontiste1.0 km
Smile for Life1.0 km
Food hygiene (5-star)73% of 45

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

49.4

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,077m
Crossrail 2 route4,741m

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
Yes
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
51
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
13
Local approval rate
67%
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)
847
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
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
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 8SA

Full postcodeSW13 8SA
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.484937
Longitude-0.229754
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