Barnes · Richmond upon Thames · Richmond Park constituency · 51.48177, -0.23605

SW13 9EU— Barnes, Richmond upon Thames

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

The practical family move

 

Schools 100%Safety 78/100Transport 31/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
61
Safety
78
Schools
90
Transport
31
Environment
70
Investment
36

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SW13 9EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW13 9EU

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

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“The practical family move”

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How SW13 9EU 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 · 15 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 · 28 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)

2

Serious within 200m

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 3 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)3
New build0.0%
Price per m²£3,375/m²
Price per ft²£314/ft²
Avg floor area217.7 m²

EPC breakdown

C
3%
D
11%
E
6%
F
2%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 35%Terraced 35%Flat 30%

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£544,250
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)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,178
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.9%

Total change

+499%

Market Activity

Price Velocity & Acceleration

Current Velocity

+247.4%

per year

Acceleration

+338.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached34.9%
Terraced34.9%
Flat/maisonette30.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£309k£1.18m+280.3%4.5
Post-dot-com plateau2001–2003£985k£2.49m+153.2%2.3
Pre-crash peak2005–2007£295k£2.55m+764.4%1.5
Help-to-Buy recovery2013–2016£4.25m£3.34m-21.4%1.7
Brexit uncertainty2017–2017£4.21m£4.21m+0%2
Pandemic surge2020–2021£5.55m£3.80m-31.5%2
Rate-rise correction2023–2023£5.71m£5.71m+0%1
Current market2025–2026£533k£1.85m+247.4%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%
Semi-detached+0% α
Local
28.5%
District
28.5%
Terraced+0% α
Local
4.3%
District
4.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing24
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
16.5 min walk
Barnes

Nearby stations

Ravenscourt Park Underground StationDistrict
17 min walk
Hammersmith (Dist&Picc Line) Underground StationPiccadilly · District
18 min walk
Hammersmith (H&C Line) Underground StationHammersmith & City · Circle
19 min walk
Stamford Brook Underground StationDistrict
20 min walk
BarnesNational Rail
21 min walk
No bus stops within 400m

25

Walkability score

57

Footpaths (500m)

1

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park642m
Santander docks (800m)1
Nearest cycle dock0.8 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
NoiseHIGH
road
Noisier 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 AONB17% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 0.4 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

PALACE SURGERY

510 FULHAM PALACE ROAD, FULHAM, SW6 6JD

19 min walk

82%

Recommend GP

82%

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 · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

22

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sips & Bites (420 m)

Nearest supermarket1.2 km
17 tennis courts2 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)

0

Cinemas (2km)

793m

Post office

Nearby shops

Tesco Express728 m
Sri Sai Convenience Stores1.0 km

Nearby cafes

Walter's Bistro430 m
The Quarter cafe476 m
Kingfisher Kitchen529 m
Starbucks743 m

Nearby restaurants

Samaia Georgian Restaurant444 m
PizzaBar453 m
Apa461 m
Spice of Night470 m

Nearby pubs

Sips & Bites420 m
The Bridge531 m
Red Lion728 m
The Blue Boat883 m

Nearby gyms

Indoor Sports Building700 m
Fulham Reach Boat Club901 m
Auriol Kensington Rowing Club943 m
Furnivall Sculling Club960 m
Food hygiene (5-star)52% of 21

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

36

Investment score

Weak

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

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
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

48.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,563m
Crossrail 2 route4,964m

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
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
27
Local approval rate
74%
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
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
103, 103, Madrid Road, SW13 9PQ3 homes
completed
101, Boileau Road, SW13 9BW2 homes
completed
172-174, 172-174, Castelnau, SW132 homes
completed
191, 191, Castelnau, Barnes, SW13 9ER2 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 9EU

Full postcodeSW13 9EU
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.481767
Longitude-0.236055
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