Brentford East · Hounslow · Brentford and Isleworth constituency · 51.48817, -0.29351

TW8 0HA— Brentford East, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
65
Safety
80
Schools
90
Transport
33
Environment
86
Investment
43

The bottom line

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

The catches: high noise levels nearby and 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW8 0HA

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 0HA

🛡️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 0HA 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 · 3 min walk

KS2: 106.2

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 12 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 28 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.4km

Crime is 51% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,267/m²
Price per ft²£582/ft²
Avg floor area72.4 m²

EPC breakdown

B
10%
C
9%
D
1%

Based on 20 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£181,000
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
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

2018–2025 · CAGR

+20.4%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

+195.1%

per year

Acceleration

+249.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£124k£133k+7.1%1.5
Pandemic surge2021–2021£338k£338k+0%7
Rate-rise correction2022–2022£154k£154k+0%3
Current market2025–2025£454k£454k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+19.9% alpha

Flat/maisonette+19.9% α
Local
20.4%
District
0.5%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

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
16.4 min walk
Kew Bridge→ Waterloo· 6 tph
29 min

Nearby stations

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

33

Walkability score

163

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 park51m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Brentford Gate Carpark
634m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.8 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

KEW MEDICAL PRACTICE

14 HIGH PARK ROAD, KEW, TW9 4BH

19 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalClayponds Hospital · 848 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

50

Parks (1km)

5

Restaurants (800m)

7

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 (356 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)

890m

Post office

Nearby shops

Patel Newsagents313 m
Colin's Super VG321 m
Mum's Whole Food336 m
Sainsbury's Local374 m

Nearby cafes

Pump & Grind231 m
Costa382 m
Roastery447 m
The Strand Cafe452 m

Nearby restaurants

Inyun91 m
McDonald's436 m
Oregano Pizza452 m
Real Dragon490 m

Nearby pubs

One Over The Ait356 m
Express Tavern403 m
The Rose & Crown456 m
Royal Horse Guardsman495 m

Nearby gyms

Pilates4U355 m
Scott's Personal Training440 m
Legends Boxing Gym480 m
Brentford Fountain Leisure Centre685 m

Nearby health

Albany Dental Practice535 m
Bright Smile Studio701 m
Banning Dental Group766 m
Clayponds Hospital848 m
Food hygiene (5-star)61% of 43

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

1203 PROPERTIES LIMITED
AV SMILE DESIGNERS LTD
BIZRI LTD
CHILDREN'S INTERNATIONAL FILM FESTIVAL CIC
DECISYS LTD

+7 more

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 score20/100
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

54.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,450m
Crossrail 2 route8,828m

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)
44
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)
4
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
126
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 0HA

Full postcodeTW8 0HA
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford East
Latitude51.488175
Longitude-0.293510
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