Brentford East · Hounslow · Brentford and Isleworth constituency · 51.48778, -0.29583

TW8 0BF— Brentford East, Hounslow

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

The family fortress

 

Schools 100%Safety 84/100Transport 35/100~4% 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
62
Safety
84
Schools
90
Transport
35
Environment
86
Investment
46

The bottom line

TW8 0BF 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 0BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-34.0% vs London avg

Deep-dive guides for TW8 0BF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW8 0BF 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 · 1 min walk

KS2: 106.2

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 10 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.0 incidents per 1,000 residents

Better than 68% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Vehicle crime18%
Anti-social behaviour16%
Burglary6%
Theft3%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.4km

Crime is 34% 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£4,300/m²
Price per ft²£399/ft²
Avg floor area80.1 m²

EPC breakdown

B
5%
C
12%
D
4%

Based on 21 properties · Confidence: medium

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£200,250
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 DAnnual charge £1,939
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+1%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.1%

per year

Acceleration

-69.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 46 sales

Property Type Mix

Total: 46 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£280k£296k+5.7%10
Pre-crash peak2006–2007£310k£475k+53.2%3
GFC & correction2008–2012£324k£475k+46.6%1.7
Help-to-Buy recovery2013–2016£306k£618k+102.1%1.8
Brexit uncertainty2017–2019£475k£445k-6.3%2
Rate-rise correction2023–2023£580k£580k+0%1
Current market2025–2025£353k£353k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.8%
District
2.8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Kew Gardens Underground StationDistrict line
16.8 min walk
Kew Bridge→ Waterloo· 6 tph
29 min

Nearby stations

Kew BridgeNational Rail
8 min walk
Kew Gardens Underground StationDistrict
18 min walk
Kew Gardens Rail StationMildmay
18 min walk
Gunnersbury Rail StationMildmay
19 min walk
Gunnersbury Underground StationDistrict
19 min walk
No bus stops within 400m

31

Walkability score

221

Footpaths (500m)

0

Santander docks (800m)

4.1 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

16

Car parks (800m)

4

EV chargers (800m)

Nearest car park165m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Brentford Gate Carpark
540m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.6 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

12 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalClayponds Hospital · 837 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Royal Horse Guardsman (330 m)

Nearest supermarketMorrisons · 1.1 km
1 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)

997m

Post office

Nearby shops

Patel Newsagents177 m
Colin's Super VG182 m
Premier324 m
African Supermarket365 m

Nearby cafes

Pump & Grind396 m
Costa548 m
The Willow Cafe603 m
Roastery614 m

Nearby restaurants

Inyun253 m
McDonald's278 m
Real Dragon324 m
Gyoza San526 m

Nearby pubs

Royal Horse Guardsman330 m
The New Inn465 m
The Black Dog485 m
The Griffin502 m

Nearby gyms

Pilates4U517 m
Scott's Personal Training607 m
Legends Boxing Gym613 m
Cat on the Mat825 m

Nearby health

Albany Dental Practice377 m
Bright Smile Studio552 m
Banning Dental Group639 m
Clayponds Hospital837 m
Food hygiene (5-star)66% of 50

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

MB SOURCE LTD
MBTRACT LTD
URBAN PROJEKT LIMITED

Investment

Investment grade, yield and market outlook

46

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,614m
Crossrail 2 route8,950m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,465 nationally

1,441

Est. population

30,000/km²

64%

Employed

50%

Degree educated

6.4%

Claimant rate

Inner cityVery high densityMixed

32

Community stability

Age profile

24%
28%
26%
15%
Under 1824%
18–3428%
35–4926%
50–6415%
65+7%

Tenure

35%
43%
Own outright9%
Own (mortgage)13%
Private rent35%
Social rent43%
Shared ownership0%
Rent free0%

Ethnicity

27%
17%
19%
16%
15%
White British27%
White Other17%
Asian19%
Black16%
Mixed7%
Other15%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household42%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Social rent43%
Private rent35%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
39
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
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)
102
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)

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
John Aird House, Greenrod Court (Former John Aird House), Green Dragon Lane, Brentford, TW8 0DR43 homes
completed
Former, 367, High Street, Brentford, TW8 0DB21 homes
completed
Flat 1, HOLLOWS WHARF, 1, High Street, Brentford, TW8 0DX20 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
9,824
Constituency
Brentford and Isleworth

Councillors

Rhys WilliamsLabour
Marina Cheri SharmaLabour

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Key facts for TW8 0BF

Full postcodeTW8 0BF
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford East
Latitude51.487777
Longitude-0.295829
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