Barnes · Richmond upon Thames · Richmond Park constituency · 51.47976, -0.24762

SW13 9QS— Barnes, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 78/100Transport 29/100

Best for: Families

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

Liveability
60
Safety
78
Schools
90
Transport
29
Environment
73
Investment
54

The bottom line

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

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

SW13 9QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SW13 9QS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SW13 9QS 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 · 8 min walk

★★

Secondary

Chiswick School

Good · Inspected Jan 2020 · 11 min walk

P8: +0.49A8: 54.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Vanessa Nursery School

Not inspected · 33 min walk

3 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chiswick Fire Station · 1.9km

Crime is +23% above London average

Property

Prices, sales volume and market trends

Avg floor area52 m²

EPC breakdown

C
3%
D
1%

Based on 4 properties · Confidence: low

Street mix

Terraced 6%Flat 94%

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£130,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,662
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+5.5%

Total change

+302%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.1%

per year

Acceleration

-16.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Terraced5.9%
Flat/maisonette94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£91k£149k+62.7%1.5
Post-dot-com plateau2001–2002£125k£130k+4%1
Pre-crash peak2005–2007£175k£240k+37.1%1.3
GFC & correction2010–2011£195k£235k+20.5%1
Help-to-Buy recovery2013–2016£250k£375k+50%1
Brexit uncertainty2019–2019£403k£403k+0%1
Rate-rise correction2022–2022£367k£367k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Stamford Brook Underground StationDistrict line
20.3 min walk
Barnes Bridge→ Waterloo· 6 tph
24 min

Nearby stations

Barnes BridgeNational Rail
12 min walk
Stamford Brook Underground StationDistrict
21 min walk
Turnham Green Underground StationDistrict · Piccadilly
22 min walk
Ravenscourt Park Underground StationDistrict
22 min walk
Hammersmith (Dist&Picc Line) Underground StationPiccadilly · District
27 min walk
No bus stops within 400m

20

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★48 min
Waterloo49 min ↑
Canary Wharf68 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)

2

EV chargers (800m)

Nearest car park501m
Santander docks (800m)0
Nearest cycle dock1.3 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 52%
More green space than 84% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 1.1 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

31 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarnes Hospital · 1.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

2

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

32

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Sun Inn (699 m)

Nearest supermarketSriracha Market · 1.6 km
23 tennis courts2 swimming pools4 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)

759m

Post office

Nearby shops

Tesco Express728 m
Fuller's brewery shop895 m

Nearby cafes

Splash Oasis469 m
Fat Boy Cafe645 m
GAIL's660 m
&feast661 m

Nearby restaurants

PizzaExpress692 m
Tanyas Fish Bar720 m
Riva720 m
Artechef722 m

Nearby pubs

The Sun Inn699 m
The Bull's Head706 m
Coach and Horses713 m
The Watermans Arms722 m

Nearby gyms

Barnes Sports Club218 m
Chiswick New Pool559 m
King's House Sports Ground654 m
The Riverside Health & Racquets Club Chiswick775 m

Nearby health

Seyf Dental848 m
Food hygiene (5-star)88% of 16

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

54

Investment score

Moderate

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

Avg monthly rent
£1,664London avg: £1,950/mo
Gentrification score18/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Future outlook

32.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,392m
Crossrail 2 route5,572m

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
No
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
15
Local approval rate
74%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
234 homes · LAND ADJ., 1, Pumping Station Road, CORNEY REACH, CORNEY ROAD, London, W4 2SN
Pipeline pressure
NONE

Named schemes (500m)

72, 72, Gerard Road, SW13 9QQ3 homes
completed
Harrodian School, Harrodian School, Lonsdale Road, SW13 9QN1 homes
completed
2, Belgrave Road, Barnes, SW13 9NS1 homes
completed
74, 74, Lowther Road, Barnes, SW13 9NU1 homes
completed
6, Cumberland Road, Barnes, SW13 9LY1 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 9QS

Full postcodeSW13 9QS
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.479765
Longitude-0.247624
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