Barnes · Richmond upon Thames · Richmond Park constituency · 51.48247, -0.24104

SW13 9AD— Barnes, Richmond upon Thames

Location and area intelligence for SW13 9AD, Barnes, Richmond upon Thames

The family fortress

 

Schools 100%Safety 78/100Transport 28/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
57
Safety
78
Schools
90
Transport
28
Environment
75
Investment
32

The bottom line

SW13 9AD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW13 9AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for SW13 9AD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW13 9AD 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 · 3 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Vanessa Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.6 incidents per 1,000 residents

Better than 70% of London
↑ Rising 510.0%

from a low base — still below London average

-23% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences23%
Other20%
Vehicle crime13%
Burglary8%
Drug offences7%
Theft3%
Robbery0%

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) · 1.9km

Crime is 38% 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£10,240/m²
Price per ft²£951/ft²
Avg floor area81.9 m²

EPC breakdown

A
1%
C
5%
D
14%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Semi 13%Terraced 88%

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£204,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+792%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-6.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached12.5%
Terraced87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£150k+64.8%1
Post-dot-com plateau2001–2004£165k£262k+59%1.2
GFC & correction2009–2011£340k£440k+29.4%1.5
Help-to-Buy recovery2014–2016£765k£640k-16.3%1
Brexit uncertainty2017–2017£854k£854k+0%1
Pandemic surge2021–2021£860k£860k+0%1
Current market2025–2025£812k£812k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Ravenscourt Park Underground StationDistrict
17 min walk
Stamford Brook Underground StationDistrict
18 min walk
Hammersmith (Dist&Picc Line) Underground StationPiccadilly · District
20 min walk
Hammersmith (H&C Line) Underground StationCircle · Hammersmith & City
21 min walk
Turnham Green Underground StationDistrict · Piccadilly
21 min walk
No bus stops within 400m

13

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★48 min
Waterloo49 min ↑
Canary Wharf68 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)

0

EV chargers (800m)

Nearest car park676m
Santander docks (800m)0
Nearest cycle dock0.9 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: 6.5 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 0.8 km

Energy

Solar: 860 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

ASHCHURCH SURGERY

134 ASKEW ROAD, SHEPHERDS BUSH, W12 9BP

27 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 1.6 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

22

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sips & Bites (596 m)

Nearest supermarketSriracha Market · 1.2 km
16 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

833m

Post office

Nearby shops

Tesco Express772 m
Fuller's brewery shop825 m
River Greens1.2 km

Nearby cafes

Walter's Bistro604 m
The Quarter cafe662 m
Kingfisher Kitchen728 m
Starbucks784 m

Nearby restaurants

Samaia Georgian Restaurant617 m
PizzaBar626 m
Apa632 m
Spice of Night657 m

Nearby pubs

Sips & Bites596 m
The Bridge716 m
Red Lion791 m
The Black Lion866 m

Nearby gyms

Indoor Sports Building639 m
Barnes Sports Club678 m
Latymer Boathouse945 m

Nearby health

Cosmetic & Family Dental Surgery1.2 km
Food hygiene (5-star)75% of 8

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

32

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,892m
Crossrail 2 route5,307m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,104 nationally

1,503

Est. population

7,914/km²

56%

Employed

57%

Degree educated

£50,300

Median income

3.4%

Claimant rate

Inner cityHigh densityYoung professionals

47

Community stability

Age profile

25%
15%
21%
22%
17%
Under 1825%
18–3415%
35–4921%
50–6422%
65+17%

Tenure

30%
23%
20%
27%
Own outright30%
Own (mortgage)23%
Private rent20%
Social rent27%
Shared ownership0%
Rent free1%

Ethnicity

61%
19%
White British61%
White Other19%
Asian7%
Black3%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household30%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent27%
Private rent20%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
23
Local approval rate
79%
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)
4
Largest scheme
23 homes · LAND AT REAR OF, 159-171, LAND AT REAR OF, 159-171, CASTELNAU, SW13
Pipeline pressure
NONE

Named schemes (500m)

WALSINGHAM LODGE (1-31), 29, WALSINGHAM LODGE (1-31), 29, FERRY ROAD, SW13 9PS19 homes
completed
103, 103, Madrid Road, SW13 9PQ3 homes
completed
41A, 41B And 43A, 41A, 41B And 43A, Lonsdale Road, SW13 9JR2 homes
completed
2, 2, Verdun Road, Barnes, SW13 9AY2 homes
completed
29, Howsman Road, Barnes, SW13 9AW2 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 9AD

Full postcodeSW13 9AD
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.482472
Longitude-0.241040
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