Barnes · Richmond upon Thames · Richmond Park constituency · 51.48653, -0.23252

SW13 9EA— Barnes, Richmond upon Thames

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

The family fortress

 

Top 8% LondonSchools 100%Safety 77/100Transport 34/100

Best for: Families, Owner-occupiers

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

Liveability
74
Safety
77
Schools
90
Transport
34
Environment
71
Investment
60

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SW13 9EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income+19.8% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for SW13 9EA

🛡️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 9EA 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 · 7 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Vanessa Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.9 incidents per 1,000 residents

Better than 59% of London
↑ Rising 283.3%

+2% vs borough

Crime by type

Other29%
Violence & sexual offences28%
Burglary14%
Vehicle crime12%
Anti-social behaviour7%
Drug offences4%
Theft4%
Robbery1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.2km

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

C
3%
D
3%
E
3%

Based on 9 properties · Confidence: low

Street mix

Semi 17%Flat 83%

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£170,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band FAnnual charge £3,146
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+9%

Total change

+686%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.4%

per year

Acceleration

-67.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached17.4%
Flat/maisonette82.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£218k+233.2%1.8
Post-dot-com plateau2001–2002£180k£300k+66.7%1
Pre-crash peak2005–2006£332k£1.19m+258.2%1.5
GFC & correction2008–2011£450k£485k+7.8%1.3
Help-to-Buy recovery2013–2016£591k£530k-10.2%1
Brexit uncertainty2017–2019£730k£515k-29.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
10.5 min walk
Barnes

Nearby stations

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

46

Walkability score

95

Footpaths (500m)

7

Santander docks (800m)

0.4 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

7

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park539m
Santander docks (800m)7
Nearest cycle dock0.4 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 37%
More green space than 77% 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

1

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 887 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

25

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarket687 m
4 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

715m

Post office

Nearby shops

Sri Sai Convenience Stores460 m
Tesco Express483 m
Mleczko668 m
Singh Food and Wine678 m

Nearby cafes

The Quarter cafe111 m
Walter's Bistro156 m
Riverside Studios377 m
Sam's Riverside Cafe443 m

Nearby restaurants

Chandelier Thai81 m
Spice of Night117 m
Apa125 m
PizzaBar132 m

Nearby pubs

The Bridge67 m
Sips & Bites165 m
Blue Anchor359 m
The Rutland Arms364 m

Nearby gyms

Auriol Kensington Rowing Club361 m
Furnivall Sculling Club384 m
Fulham Reach Boat Club406 m
Indoor Sports Building420 m

Nearby health

Perfect Smile Ravenscourt743 m
Ravenscourt Dental Practice878 m
Densign Lab894 m
Gardiner & Coates894 m
Food hygiene (5-star)79% of 86

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

A

High street health

Investment

Investment grade, yield and market outlook

60

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 score27/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

52.7

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,246m
Crossrail 2 route4,993m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,212 nationally

1,281

Est. population

11,660/km²

64%

Employed

71%

Degree educated

£50,300

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

24%
17%
21%
21%
17%
Under 1824%
18–3417%
35–4921%
50–6421%
65+17%

Tenure

37%
27%
35%
Own outright37%
Own (mortgage)27%
Private rent35%
Social rent1%
Shared ownership0%

Ethnicity

54%
25%
White British54%
White Other25%
Asian9%
Black1%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine4%
No car household23%
Unemployed2%
No qualifications4%

Housing tenure (Census 2021)

Private rent35%
Social rent1%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
22
Local approval rate
63%
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)
235
Largest scheme
321 homes · BARN ELMS WATER WORKS, BARN ELMS WATER WORKS, MERTHYR TERRACE, SW13
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
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
196-198, 196-198, Castelnau, SW13 9DW6 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 9EA

Full postcodeSW13 9EA
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.486534
Longitude-0.232515
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