Barnes · Richmond upon Thames · Richmond Park constituency · 51.47668, -0.23831

SW13 9RU— Barnes, Richmond upon Thames

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

The family fortress

 

Schools 100%Safety 83/100Transport 31/100Yield 4.21%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
83
Schools
90
Transport
31
Environment
84
Investment
43

The bottom line

SW13 9RU offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £474,750 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SW13 9RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income+19.8% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for SW13 9RU

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

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“The family fortress”

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How SW13 9RU 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 · 10 min walk

KS2: 109.0

★★

Secondary

West London Free School

Good · Inspected Jun 2022 · 22 min walk

P8: +1.01A8: 64.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Bayonne Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.4 incidents per 1,000 residents

Better than 60% of London
→ Stable

+1% vs borough

Crime by type

Vehicle crime36%
Other26%
Anti-social behaviour13%
Violence & sexual offences12%
Burglary6%
Drug offences4%
Theft2%
Robbery1%

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) · 2.4km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£474,750

Median sale price

9% below London median

£474,750 is 9% below the London median (£520,000)

+7.2%

This year

Flat

Dominant type

Price history

5-year change
-5.1%
Sales (24 months)6
New build0.0%
Avg detached£8,965,000
Avg flat£455,750
Price per m²£3,807/m²
Price per ft²£354/ft²
Avg floor area151.7 m²

EPC breakdown

C
16%
D
30%
E
8%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 2%Terraced 1%Detached 11%Flat 85%Other 1%

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

Stamp duty

Standard buyer£11,238
First-time buyerFTB
£2,488
Additional propertyBTL/2nd
£25,480

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.4×

Price-to-income

£2,375/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Rebuild cost estimate£379,250
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)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,630
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.2%

Total change

+380%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

+87.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 141 sales

Property Type Mix

Total: 141 sales

Detached10.6%
Semi-detached2.1%
Terraced0.7%
Flat/maisonette86.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£210k+113.7%6.7
Post-dot-com plateau2001–2004£280k£265k-5.4%9.8
Pre-crash peak2005–2007£283k£350k+23.9%5
GFC & correction2008–2012£565k£360k-36.3%3.4
Help-to-Buy recovery2013–2015£335k£510k+52.2%3.7
Brexit uncertainty2017–2019£345k£495k+43.5%2
Pandemic surge2020–2021£598k£500k-16.3%1
Rate-rise correction2022–2023£4.66m£512k-89%3
Current market2024–2026£4.18m£472k-88.7%2

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
1.9%
District
1.9%
Flat/maisonette+0% α
Local
5%
District
5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
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
23.4 min walk
Barnes→ Waterloo· 14 tph
20 min

Nearby stations

BarnesNational Rail
14 min walk
Ravenscourt Park Underground StationDistrict
24 min walk
Hammersmith (Dist&Picc Line) Underground StationPiccadilly · District
25 min walk
Hammersmith (H&C Line) Underground StationHammersmith & City · Circle
26 min walk
Stamford Brook Underground StationDistrict
26 min walk
No bus stops within 400m

28

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria44 min ↑
Waterloo ★41 min
Canary Wharf61 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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park326m
Santander docks (800m)0
Nearest cycle dock1.1 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 0.6 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

20 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBarnes Hospital · 1.6 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

7

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketSriracha Market · 1.8 km
12 tennis courts1 swimming pools

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)

210m

Post office

Nearby shops

Tesco Express149 m

Nearby cafes

Starbucks163 m
Alma206 m
Kingfisher Kitchen220 m
Olympic Studios227 m

Nearby restaurants

Riva138 m
Ela & Dhani202 m
Church Road215 m
Oka227 m

Nearby pubs

Red Lion141 m
The Sun Inn722 m
Sips & Bites1.0 km

Nearby gyms

Barnes Sports Club638 m
Re:form772 m

Nearby health

Seyf Dental775 m
Food hygiene (5-star)76% 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

A

High street health

Investment

Investment grade, yield and market outlook

43

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
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+2.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

54.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,824m
Crossrail 2 route4,840m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,482 nationally

1,573

Est. population

5,728/km²

66%

Employed

71%

Degree educated

£50,300

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

46

Community stability

Age profile

24%
14%
25%
21%
16%
Under 1824%
18–3414%
35–4925%
50–6421%
65+16%

Tenure

33%
30%
33%
Own outright34%
Own (mortgage)30%
Private rent33%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

66%
22%
White British66%
White Other22%
Asian4%
Black1%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine6%
No car household24%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent33%
Social rent3%

vs. London

Income vs London+19.8%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
27
Local approval rate
79%
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
19 homes · WALSINGHAM LODGE (1-31), 29, WALSINGHAM LODGE (1-31), 29, FERRY ROAD, SW13 9PS
Pipeline pressure
NONE

Named schemes (500m)

WALSINGHAM LODGE (1-31), 29, WALSINGHAM LODGE (1-31), 29, FERRY ROAD, SW13 9PS19 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
149, 149, Church Road, Barnes, SW13 9HR4 homes
completed
175, 175, Church Road, SW13 9HR4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£474,750)

£11,238

Standard buyer

£2,488

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Richmond upon Thames with nearby boroughs:

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Key facts for SW13 9RU

Full postcodeSW13 9RU
Postcode districtSW13
BoroughLondon Borough of Richmond upon Thames
WardBarnes
Latitude51.476684
Longitude-0.238310
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