Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.48534, -0.29946

TW8 0FT— Syon & Brentford Lock, Hounslow

Location and area intelligence for TW8 0FT, Syon & Brentford Lock, Hounslow

The family fortress

 

Schools 100%Safety 80/100Transport 34/100~4% 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
56
Safety
80
Schools
90
Transport
34
Environment
66
Investment
45

The bottom line

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

The catches: very high noise — check proximity to rail lines; 52 min to victoria — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW8 0FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+9.0% vs London avg

Deep-dive guides for TW8 0FT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW8 0FT 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 · 4 min walk

KS2: 106.2

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 6 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.8 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-3% vs borough

Crime by type

Other27%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime16%
Burglary8%
Theft2%
Robbery1%
Drug offences0%

Road safety

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.2km

Crime is +9% 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.

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£4,916/m²
Price per ft²£457/ft²
Avg floor area71 m²

EPC breakdown

B
76%
C
15%

Based on 91 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£177,500
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsCavity wall, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,370
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2024 · CAGR

+-1.9%

Total change

-17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.0%

per year

Acceleration

-47.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£423k£620k+46.6%15.7
Brexit uncertainty2017–2019£441k£425k-3.6%2.3
Pandemic surge2020–2020£500k£500k+0%1
Current market2024–2024£350k£350k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
0.1%
District
2.6%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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 Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kew Gardens Underground StationDistrict line
16.2 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
9 min walk
Kew Gardens Underground StationDistrict
17 min walk
Kew Gardens Rail StationMildmay
17 min walk
Gunnersbury Rail StationMildmay
23 min walk
Gunnersbury Underground StationDistrict
23 min walk
No bus stops within 400m

39

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

4.4 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

22

Car parks (800m)

1

EV chargers (800m)

Nearest car park81m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Brentford Gate Carpark
293m
🅿️
Brentford Station Car Park
737m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 37%
More green space than 88% of London

Nearest SSSI: Syon Park SSSI — 1.3 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

9 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

Nearest supermarketMorrisons · 710 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

652m

Post office

Nearby shops

African Supermarket51 m
Brentford Off Licence57 m
Premier154 m
Colin's Super VG379 m

Nearby cafes

Family Kitchen421 m
Cafe S&N621 m
Jenny's Cafe & Kebab626 m
Sam's Larder708 m

Nearby restaurants

McDonald's101 m
Real Dragon148 m
Gyoza San158 m
Makai Lounge182 m

Nearby pubs

Royal Horse Guardsman125 m
Watermans Arms154 m
The Black Dog165 m
The Griffin309 m

Nearby pharmacies

Brent Pharmacy573 m

Nearby health

Albany Dental Practice54 m
Bright Smile Studio182 m
Brentford Health and Dental567 m
The Butts Dental Practice585 m
Food hygiene (5-star)71% of 62

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

1 RS HOLDINGS LIMITED
1RMRR LLP
CELESTIAL REALITY LTD
DAVIDSON COURIER SERVICES LTD
DR. SMITH MEDICAL LTD.

+2 more

Investment

Investment grade, yield and market outlook

45

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 months0

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

4/100

Velocity score

Future outlook

41.2

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,886m
Crossrail 2 route9,047m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,233 nationally

1,595

Est. population

22,976/km²

68%

Employed

55%

Degree educated

4.8%

Claimant rate

Inner cityVery high densityMixed

34

Community stability

Age profile

21%
22%
30%
18%
Under 1821%
18–3422%
35–4930%
50–6418%
65+10%

Tenure

15%
19%
37%
24%
Own outright15%
Own (mortgage)19%
Private rent37%
Social rent24%
Shared ownership4%
Rent free1%

Ethnicity

38%
19%
18%
White British38%
White Other19%
Asian18%
Black9%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household38%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent37%
Social rent24%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Borough approval rate
55%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
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)

42 - 50, 42, High Street, Brentford, TW8 0BB86 homes
completed
Ground Floor, Albany House, 41, High Street, Brentford, TW8 0BB56 homes
completed
John Aird House, Greenrod Court (Former John Aird House), Green Dragon Lane, Brentford, TW8 0DR43 homes
completed
LAND BETWEEN, LAND BETWEEN, ALBANY ROAD, HIGH STREET (273-289), TW830 homes
completed
Former, 367, High Street, Brentford, TW8 0DB21 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.8%
Ward turnout
41%
Election year
2026
MP
Ruth Cadbury (Labour)
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Dan BowringLabour
Katherine Sarah DunneLabour
Theo DennisonBrentford, Isleworth, Heston & Hounslow Independents

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Key facts for TW8 0FT

Full postcodeTW8 0FT
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.485339
Longitude-0.299463
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