Brentford East · Hounslow · Brentford and Isleworth constituency · 51.48758, -0.29418

TW8 0AX— Brentford East, Hounslow

Location and area intelligence for TW8 0AX, Brentford East, Hounslow

The family fortress

 

Schools 100%Safety 80/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
64
Safety
80
Schools
90
Transport
32
Environment
86
Investment
43

The bottom line

TW8 0AX offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: 52 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW8 0AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-51.0% vs London avg

Deep-dive guides for TW8 0AX

🛡️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 TW8 0AX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Green Dragon Primary School

Good · Inspected Oct 2022 · 2 min walk

KS2: 106.2

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 11 min walk

P8: +0.24A8: 47.5

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

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.7 incidents per 1,000 residents

Better than 78% of London
↑ Rising 875.0%

from a low base — still below London average

-57% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Vehicle crime15%
Anti-social behaviour13%
Burglary13%
Drug offences5%
Robbery5%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.3km

Crime is 51% below 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.

TW8 district median

£470,450

Based on 227 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,060/m²
Price per ft²£470/ft²
Avg floor area59.2 m²

EPC breakdown

B
29%
C
31%
D
2%

Based on 62 properties · Confidence: high

Street mix

Flat 100%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£148,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,370
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+3.9%

Total change

+132%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.7%

per year

Acceleration

-23.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£128k£180k+40.2%7.5
Pre-crash peak2006–2007£110k£187k+69.5%1.5
GFC & correction2010–2012£190k£118k-38.2%1.3
Help-to-Buy recovery2014–2016£268k£268k+0%2
Current market2024–2025£315k£297k-5.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
5.8%
District
4.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing17
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
Kew Gardens Underground StationDistrict line
15.9 min walk
Kew Bridge→ Waterloo· 6 tph
29 min

Nearby stations

Kew BridgeNational Rail
7 min walk
Kew Gardens Underground StationDistrict
17 min walk
Kew Gardens Rail StationMildmay
17 min walk
Gunnersbury Rail StationMildmay
17 min walk
Gunnersbury Underground StationDistrict
17 min walk
No bus stops within 400m

33

Walkability score

188

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge65 min ↑
Victoria ★52 min
Waterloo56 min ↑
Canary Wharf75 min ↑
City68 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

15

Car parks (800m)

5

EV chargers (800m)

Nearest car park61m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Brentford Gate Carpark
555m

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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.7 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield858.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ALBANY PRACTICE

BRENTFORD HEALTH CENTRE, BOSTON MANOR ROAD, TW8 8DS

14 min walk

65%

Recommend GP

65%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalClayponds Hospital · 891 m
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

51

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: One Over The Ait (404 m)

Nearest supermarketOrion · 1.3 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
883 licensed premises in borough281 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

927m

Post office

Nearby shops

Patel Newsagents288 m
Colin's Super VG294 m
Mum's Whole Food393 m
Premier426 m

Nearby cafes

Pump & Grind304 m
Costa441 m
The Willow Cafe490 m
The Strand Cafe506 m

Nearby restaurants

Inyun146 m
McDonald's364 m
Real Dragon425 m
The Orangery483 m

Nearby pubs

One Over The Ait404 m
Royal Horse Guardsman428 m
The Rose & Crown456 m
Express Tavern468 m

Nearby gyms

Pilates4U406 m
Legends Boxing Gym497 m
Scott's Personal Training506 m
Cat on the Mat724 m

Nearby health

Albany Dental Practice462 m
Bright Smile Studio624 m
Banning Dental Group750 m
Clayponds Hospital891 m
Food hygiene (5-star)62% of 42

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

LYONWAY LTD
ONYX CONNECTIONS LIMITED
SECRET ARCHIVE LTD

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
£1,500London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,501m
Crossrail 2 route8,838m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,727 nationally

1,232

Est. population

9,937/km²

68%

Employed

64%

Degree educated

3.3%

Claimant rate

SuburbanHigh densityMixed

33

Community stability

Age profile

20%
26%
28%
16%
Under 1820%
18–3426%
35–4928%
50–6416%
65+10%

Tenure

17%
19%
39%
16%
Own outright17%
Own (mortgage)19%
Private rent39%
Social rent17%
Shared ownership9%

Ethnicity

33%
22%
21%
White British33%
White Other22%
Asian21%
Black7%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household35%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
45
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
1
Local approval rate
50%
Borough approval rate
55%
Historic landfill (400m)
3
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
96
Largest scheme
755 homes · Great West Quarter (Wallis House), Wallis House - Great West Quarter, Great West Road, Brentford, TW8 9BS
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Land at Lionel Road, Lionel Road South, Brentford487 homes
completed
Street Record, Lionel Road South, Brentford253 homes
completed
FORMER BRITISH GAS SITE, 365, 365, High Street, Brentford, TW8 0BD232 homes
completed
Street Record, BLOCK D, LAND AND BUILDINGS AT 98-109, High Street, Brentford96 homes
completed
Flat 1, 38, Kew Bridge Road, Brentford, TW8 0EB66 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.2%
Ward turnout
32%
Election year
2026
MP
Ruth Cadbury (Labour)
MP majority
15,290
Constituency
Hammersmith and Chiswick

Councillors

Rhys WilliamsLabour
Marina Cheri SharmaLabour

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Key facts for TW8 0AX

Full postcodeTW8 0AX
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford East
Latitude51.487582
Longitude-0.294180
Parliamentary constituencyBrentford and Isleworth
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