Barnes · Richmond upon Thames · Richmond Park constituency · 51.47428, -0.24405

SW13 9HH— Barnes, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
65
Safety
78
Schools
90
Transport
33
Environment
92
Investment
39

The bottom line

SW13 9HH offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 9HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+19.8% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for SW13 9HH

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SW13 9HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Osmund's Catholic Primary School

Not yet inspected · 1 min walk

★★

Secondary

Chiswick School

Good · Inspected Jan 2020 · 17 min walk

P8: +0.49A8: 54.5

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.7 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+51% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime18%
Burglary4%
Drug offences4%
Theft4%
Robbery4%

Road safety

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 2.8km

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,682/m²
Price per ft²£714/ft²
Avg floor area84.7 m²

EPC breakdown

C
2%
D
14%
E
2%
F
3%

Based on 21 properties · Confidence: medium

Street mix

Terraced 12%Detached 4%Flat 69%Other 15%

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£211,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+4%

Total change

+156%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-58.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Terraced13.6%
Flat/maisonette81.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£215k£215k+0%1
Post-dot-com plateau2003–2004£245k£3.20m+1206.1%1
Pre-crash peak2005–2007£340k£422k+24.1%1
GFC & correction2009–2010£275k£658k+139.1%2.5
Help-to-Buy recovery2013–2016£325k£538k+65.4%1.7
Brexit uncertainty2017–2019£365k£533k+45.9%1
Pandemic surge2020–2020£720k£720k+0%1
Current market2024–2024£550k£550k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.7%
District
4.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Barnes→ Waterloo· 14 tph
20 min

Nearby stations

BarnesNational Rail
10 min walk
Ravenscourt Park Underground StationDistrict
28 min walk
Stamford Brook Underground StationDistrict
29 min walk
Turnham Green Underground StationDistrict · Piccadilly
30 min walk
Hammersmith (Dist&Picc Line) Underground StationPiccadilly · District
31 min walk
No bus stops within 400m

30

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria50 min ↑
Waterloo ★43 min
Canary Wharf62 min ↑
City51 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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park614m
Santander docks (800m)0
Nearest cycle dock1.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.1 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 1.0 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

38 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarnes Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

10

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketSt. Marcus · 1.3 km
10 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

309m

Post office

Nearby shops

Tesco Express345 m

Nearby cafes

&feast17 m
GAIL's35 m
Lockdown Bakehouse198 m
Olympic Studios264 m

Nearby restaurants

Artechef205 m
Awesome Thai231 m
Oka284 m
Côte Brasserie290 m

Nearby pubs

The Sun Inn245 m
Red Lion378 m
Coach and Horses426 m
The Bull's Head490 m

Nearby gyms

Re:form298 m
Barnes Sports Club454 m
Barnes Bridge Ladies Rowing Club & Cygnet Rowing Club692 m
Emanuel School Boat Club700 m

Nearby health

Seyf Dental304 m
Food hygiene (5-star)84% of 25

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

39

Investment score

Weak

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score21/100
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

55.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,273m
Crossrail 2 route5,068m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,516 nationally

1,406

Est. population

6,766/km²

54%

Employed

67%

Degree educated

£50,300

Median income

3.3%

Claimant rate

SuburbanMedium densityEstablished mixed

45

Community stability

Age profile

21%
22%
23%
23%
Under 1821%
18–3412%
35–4922%
50–6423%
65+23%

Tenure

31%
24%
28%
17%
Own outright31%
Own (mortgage)24%
Private rent28%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

66%
21%
White British66%
White Other21%
Asian4%
Black1%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine7%
No car household30%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent28%
Social rent17%

vs. London

Income vs London+19.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
32
Local approval rate
68%
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)
5
Largest scheme
48 homes · ESSEX COURT, ESSEX COURT, STATION ROAD, SW13 0ER
Pipeline pressure
NONE

Named schemes (500m)

Barnes Police Station, 92 - 102, Barnes Police Station, 92 - 102, Station Road, SW13 0NG7 homes
completed
Rear Of 74, Rear Of 74, Church Road, Barnes, SW13 0DQ6 homes
completed
27, 27, Ferry Road, Berkeley Road, SW13 9PP5 homes
completed
133A, 133A, Church Road, Barnes, SW13 9HR3 homes
completed
49, 49, Church Road, SW13 9HH3 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 9HH

Full postcodeSW13 9HH
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.474280
Longitude-0.244048
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