Barnes · Richmond upon Thames · Richmond Park constituency · 51.48535, -0.23822

SW13 9BS— Barnes, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 74/100Transport 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
59
Safety
74
Schools
90
Transport
32
Environment
77
Investment
22

The bottom line

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

Less suited to Car-free commuters.

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Location

SW13 9BS

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 9BS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW13 9BS 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 · 10 min walk

P8: +1.01A8: 64.1

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Vanessa Nursery School

Not inspected · 23 min walk

3 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.5km

Crime is 0% 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£11,454/m²
Price per ft²£1,064/ft²
Avg floor area100.5 m²

EPC breakdown

A
1%
B
1%
C
6%
D
15%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 97%Terraced 3%

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£251,250
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 CAnnual charge £1,936
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.9%

Total change

+812%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.0%

per year

Acceleration

-10.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached97%
Terraced3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£108k£192k+78.6%1.7
Post-dot-com plateau2001–2004£264k£250k-5.3%2.7
Pre-crash peak2006–2006£386k£386k+0%1
GFC & correction2008–2011£430k£520k+21.1%1.7
Help-to-Buy recovery2014–2016£759k£900k+18.6%1.3
Brexit uncertainty2018–2018£855k£855k+0%1
Pandemic surge2021–2021£940k£940k+0%3
Rate-rise correction2022–2022£1.32m£1.32m+0%2
Current market2024–2025£1.21m£980k-19%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.9%
District
7.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

29

Walkability score

60

Footpaths (500m)

2

Santander docks (800m)

0.6 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)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park362m
Santander docks (800m)2
Nearest cycle dock0.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 6.1 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 52%
More green space than 92% 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

ASHCHURCH SURGERY

134 ASKEW ROAD, SHEPHERDS BUSH, W12 9BP

23 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 1.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sips & Bites (314 m)

Nearest supermarketSriracha Market · 886 m
14 tennis courts2 swimming pools5 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)

892m

Post office

Nearby shops

Sri Sai Convenience Stores832 m
W6 Local877 m
Simply Save882 m
404 Bakery889 m

Nearby cafes

Walter's Bistro319 m
The Quarter cafe371 m
The Elder Press Cafe601 m
Riverside Studios779 m

Nearby restaurants

Samaia Georgian Restaurant326 m
PizzaBar332 m
Apa336 m
Spice of Night368 m

Nearby pubs

Sips & Bites314 m
The Bridge413 m
The Old Ship567 m
The Black Lion595 m

Nearby gyms

Indoor Sports Building286 m
Latymer Boathouse590 m
Furnivall Sculling Club685 m
Auriol Kensington Rowing Club693 m

Nearby health

Perfect Smile Ravenscourt878 m
Cosmetic & Family Dental Surgery901 m
Ravenscourt Dental Practice930 m
Food hygiene (5-star)68% of 31

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

22

Investment score

Weak

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

Low gross yield (1.8%) 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
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

34

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,655m
Crossrail 2 route5,283m

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)
19
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
30
Local approval rate
78%
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
6
Under construction
0
Completed (3yr)
4
Largest scheme
72 homes · Former Pumping Station, Former Pumping Station, Great West Road, W6 9TD
Pipeline pressure
LOW

Named schemes (500m)

LAND AT REAR OF, 159-171, LAND AT REAR OF, 159-171, CASTELNAU, SW1323 homes
completed
The Boileau Arms, The Boileau Arms, Castelnau, Barnes, SW13 9ER6 homes
completed
56-58, 56-58, Glentham Road, SW13 9JJ3 homes
completed
80, 80, Lonsdale Road, SW13 9JS3 homes
completed
103, 103, Madrid Road, SW13 9PQ3 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 9BS

Full postcodeSW13 9BS
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.485352
Longitude-0.238221
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