Barnes · Richmond upon Thames · Richmond Park constituency · 51.47371, -0.25052

SW13 9LN— Barnes, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 41/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
90
Transport
41
Environment
94
Investment
32

The bottom line

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

The catch: 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SW13 9LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW13 9LN

🛡️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 9LN 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 · 4 min walk

★★

Secondary

Chiswick School

Good · Inspected Jan 2020 · 14 min walk

P8: +0.49A8: 54.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Eastwood Nursery School

Not inspected · 31 min walk

4 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chiswick Fire Station · 2.3km

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,921/m²
Price per ft²£922/ft²
Avg floor area78.7 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

Street mix

Terraced 33%Detached 13%Flat 40%Other 13%

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£196,750
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

1995–2024 · CAGR

+6.8%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

-13.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Detached15.4%
Terraced38.5%
Flat/maisonette46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£113k£305k+170.5%1.2
Post-dot-com plateau2004–2004£250k£250k+0%1
Pre-crash peak2005–2005£254k£254k+0%2
GFC & correction2009–2009£458k£458k+0%1
Help-to-Buy recovery2015–2016£720k£790k+9.7%1
Current market2024–2024£757k£757k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Barnes Bridge→ Waterloo· 6 tph
24 min

Nearby stations

Barnes BridgeNational Rail
3 min walk
Stamford Brook Underground StationDistrict
30 min walk
Turnham Green Underground StationDistrict · Piccadilly
30 min walk
Kew Gardens Rail StationMildmay
30 min walk
Kew Gardens Underground StationDistrict
31 min walk
No bus stops within 400m

35

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

1.7 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park342m
Santander docks (800m)0
Nearest cycle dock1.7 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 1.5 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

40 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarnes Hospital · 813 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

9

Restaurants (800m)

9

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

41

Sports (1km)

0

Convenience

Nearest supermarketSt. Marcus · 1.2 km
31 tennis courts1 swimming pools6 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)

761m

Post office

Nearby cafes

Caffè Nero67 m
The Nest96 m
OSO Arts Centre305 m
GAIL's420 m

Nearby restaurants

Tanyas Fish Bar24 m
Base Face Pizza59 m
PizzaExpress96 m
Côte Brasserie289 m

Nearby pubs

Coach and Horses37 m
The Bull's Head38 m
The Watermans Arms42 m
The Sun Inn222 m

Nearby gyms

Barnes Bridge Ladies Rowing Club & Cygnet Rowing Club243 m
Emanuel School Boat Club249 m
Re:form301 m
The Riverside Health & Racquets Club Chiswick451 m

Nearby pharmacies

R Walji Chemist1.2 km

Nearby health

Seyf Dental310 m
Barnes Hospital813 m
Food hygiene (5-star)84% of 32

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

32

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score21/100
Sales last 12 months0

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

4/100

Velocity score

Future outlook

55.8

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,725m
Crossrail 2 route5,436m

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)
20
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
25
Local approval rate
64%
Borough approval rate
65%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
48 homes · ESSEX COURT, ESSEX COURT, STATION ROAD, SW13 0ER
Pipeline pressure
NONE

Named schemes (500m)

ESSEX COURT, ESSEX COURT, STATION ROAD, SW13 0ER48 homes
completed
POLICE STATION AND GARAGE, 371, POLICE STATION AND GARAGE, 371, LONSDALE ROAD, BARNES ROAD (41-49), SW13 9PY31 homes
completed
58, 58, Barnes High Street, SW13 9LF7 homes
completed
R/O 29 And Garages Adjacent To 27, R/O 29 And Garages Adjacent To 27, Barnes High Street, SW135 homes
completed
29, Charles Street, Barnes5 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 9LN

Full postcodeSW13 9LN
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.473711
Longitude-0.250520
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