Barnes · Richmond upon Thames · Richmond Park constituency · 51.48345, -0.24532

SW13 9AR— Barnes, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 74/100Transport 24/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
74
Schools
90
Transport
24
Environment
73
Investment
47

The bottom line

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

The catches: 48 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SW13 9AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for SW13 9AR

🛡️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 9AR 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 · 6 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Vanessa Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.0 incidents per 1,000 residents

Better than 50% of London
↑ Rising 304.0%

+23% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences31%
Other22%
Vehicle crime8%
Burglary4%
Robbery2%
Drug offences1%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 2.0km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area85.8 m²

EPC breakdown

C
10%
D
23%
E
21%
F
1%

Based on 55 properties · Confidence: high

Street mix

Flat 96%Other 4%

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£214,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,936
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.3%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.5%

per year

Acceleration

+11.65

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£74k£103k+39.2%1.3
Post-dot-com plateau2001–2003£168k£215k+27.8%2.5
Pre-crash peak2005–2007£242k£320k+32.2%1
GFC & correction2009–2012£305k£293k-4.1%1.2
Help-to-Buy recovery2013–2015£380k£500k+31.6%1.5
Brexit uncertainty2017–2017£485k£485k+0%1
Pandemic surge2021–2021£465k£465k+0%1
Rate-rise correction2023–2023£500k£500k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
10.9%
District
10.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Stamford Brook Underground StationDistrict line
15.3 min walk
Barnes Bridge

Nearby stations

Stamford Brook Underground StationDistrict
16 min walk
Ravenscourt Park Underground StationDistrict
17 min walk
Barnes BridgeNational Rail
17 min walk
Turnham Green Underground StationDistrict · Piccadilly
18 min walk
Hammersmith (H&C Line) Underground StationCircle · Hammersmith & City
22 min walk
No bus stops within 400m

9

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

1.0 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park686m
Santander docks (800m)0
Nearest cycle dock1.0 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: 6.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 1.1 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

ASHCHURCH SURGERY

134 ASKEW ROAD, SHEPHERDS BUSH, W12 9BP

26 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 1.8 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

77

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: George and Devonshire (568 m)

Nearest supermarketSriracha Market · 1.2 km
14 tennis courts2 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)

1.0km

Post office

Nearby shops

Fuller's brewery shop554 m
Tesco Express962 m
Sainsbury's Local1.1 km
Hammersmith Local1.1 km

Nearby cafes

Splash Oasis726 m
Fat Boy Cafe764 m
The Elder Press Cafe778 m
Starbucks970 m

Nearby restaurants

Mari Deli & Dining662 m
COOK Chishwick898 m
Riva950 m
Ela & Dhani979 m

Nearby pubs

George and Devonshire568 m
The Black Lion797 m
The Old Ship856 m
The Cross Keys950 m

Nearby gyms

Barnes Sports Club643 m
Chiswick New Pool691 m
Indoor Sports Building704 m
The Hogarth Health Club973 m
Food hygiene (5-star)80% of 10

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

47

Investment score

Moderate

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gentrification score13/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

15.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,171m
Crossrail 2 route5,621m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,864 nationally

1,555

Est. population

10,857/km²

56%

Employed

46%

Degree educated

£50,300

Median income

5.3%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

25%
17%
24%
22%
Under 1825%
18–3417%
35–4924%
50–6422%
65+13%

Tenure

16%
16%
14%
54%
Own outright16%
Own (mortgage)16%
Private rent14%
Social rent54%
Rent free0%

Ethnicity

51%
17%
White British51%
White Other17%
Asian11%
Black5%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household38%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent54%
Private rent14%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
74%
Borough approval rate
65%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
19 homes · WALSINGHAM LODGE (1-31), 29, WALSINGHAM LODGE (1-31), 29, FERRY ROAD, SW13 9PS
Pipeline pressure
NONE

Named schemes (500m)

2, 2, Verdun Road, Barnes, SW13 9AY2 homes
completed
29, Howsman Road, Barnes, SW13 9AW2 homes
completed
5A, Kentwode Green, Barnes, SW13 9AD1 homes
completed
74, 74, Lowther Road, Barnes, SW13 9NU1 homes
completed
2, Belgrave Road, Barnes, SW13 9NS1 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 9AR

Full postcodeSW13 9AR
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.483453
Longitude-0.245323
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