Barnes · Richmond upon Thames · Richmond Park constituency · 51.48252, -0.23770

SW13 9BL— Barnes, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 32/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
62
Safety
78
Schools
90
Transport
32
Environment
72
Investment
29

The bottom line

SW13 9BL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SW13 9BL

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 9BL

🛡️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 9BL 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 · 2 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

1 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) · 1.8km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£12,645/m²
Price per ft²£1,175/ft²
Avg floor area109.5 m²

EPC breakdown

C
2%
D
17%
E
10%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 26%Terraced 60%Detached 14%

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£273,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.9%

Total change

+736%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.9%

per year

Acceleration

+13.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 35 sales

Property Type Mix

Total: 35 sales

Detached14.3%
Semi-detached25.7%
Terraced60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£168k£490k+192.5%3.3
Post-dot-com plateau2002–2003£380k£380k+0%2
Pre-crash peak2005–2006£530k£478k-9.9%2.5
GFC & correction2012–2012£706k£706k+0%1
Help-to-Buy recovery2013–2015£720k£950k+31.9%1.3
Pandemic surge2021–2021£1.10m£1.10m+0%2
Rate-rise correction2022–2023£1.21m£1.25m+3.1%2.5
Current market2024–2025£1.24m£1.40m+12.9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
15.6 min walk
Barnes

Nearby stations

Ravenscourt Park Underground StationDistrict
16 min walk
Hammersmith (Dist&Picc Line) Underground StationPiccadilly · District
18 min walk
Stamford Brook Underground StationDistrict
19 min walk
Hammersmith (H&C Line) Underground StationCircle · Hammersmith & City
19 min walk
BarnesNational Rail
22 min walk
No bus stops within 400m

20

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

0.8 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)

0

EV chargers (800m)

Nearest car park677m
Santander docks (800m)0
Nearest cycle dock0.8 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: 6.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 55%
More green space than 81% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 0.6 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

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 1.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

28

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sips & Bites (411 m)

Nearest supermarketSriracha Market · 1.2 km
20 tennis courts2 swimming pools3 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)

846m

Post office

Nearby shops

Tesco Express781 m
W6 Local1.2 km
Simply Save1.2 km
404 Bakery1.2 km

Nearby cafes

Walter's Bistro420 m
The Quarter cafe475 m
Kingfisher Kitchen634 m
Starbucks795 m

Nearby restaurants

Samaia Georgian Restaurant435 m
PizzaBar444 m
Apa451 m
Spice of Night470 m

Nearby pubs

Sips & Bites411 m
The Bridge531 m
Red Lion788 m
The Old Ship884 m

Nearby gyms

Indoor Sports Building602 m
Barnes Sports Club849 m
Latymer Boathouse901 m
Auriol Kensington Rowing Club919 m

Nearby health

Perfect Smile Ravenscourt1.2 km
Food hygiene (5-star)50% of 20

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

29

Investment score

Weak

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

Low gross yield (1.5%) 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
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
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

45.1

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,662m
Crossrail 2 route5,104m

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)
2
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)
27
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)
3
Largest scheme
321 homes · BARN ELMS WATER WORKS, BARN ELMS WATER WORKS, MERTHYR TERRACE, SW13
Pipeline pressure
NONE

Named schemes (500m)

LAND AT REAR OF, 159-171, LAND AT REAR OF, 159-171, CASTELNAU, SW1323 homes
completed
80, 80, Lonsdale Road, SW13 9JS3 homes
completed
56-58, 56-58, Glentham Road, SW13 9JJ3 homes
completed
103, 103, Madrid Road, SW13 9PQ3 homes
completed
4, 4, Glentham Road, SW13 9JJ2 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 9BL

Full postcodeSW13 9BL
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.482520
Longitude-0.237697
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