Brentford West · Hounslow · Brentford and Isleworth constituency · 51.48848, -0.30135

TW8 0LF— Brentford West, Hounslow

Location and area intelligence for TW8 0LF, Brentford West, Hounslow

The practical family move

 

Schools 100%Safety 77/100Transport 38/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
56
Safety
77
Schools
90
Transport
38
Environment
60
Investment
41

The bottom line

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

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW8 0LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London crime+32.0% vs London avg

Deep-dive guides for TW8 0LF

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

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“The practical family move”

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How TW8 0LF 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.6 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+17% vs borough

Crime by type

Violence & sexual offences31%
Other26%
Anti-social behaviour19%
Vehicle crime8%
Burglary5%
Drug offences5%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.8km

Crime is +32% above 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£6,914/m²
Price per ft²£642/ft²
Avg floor area82.9 m²

EPC breakdown

B
2%
C
2%
D
12%
E
8%

Based on 24 properties · Confidence: medium

Street mix

Semi 53%Terraced 21%Flat 24%Other 3%

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£207,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+658%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

-38.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached54.5%
Terraced21.2%
Flat/maisonette24.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£153k+118.4%1.8
Post-dot-com plateau2001–2004£145k£250k+72.4%1.2
Pre-crash peak2005–2006£218k£240k+10.1%1
GFC & correction2008–2011£280k£250k-10.7%1
Help-to-Buy recovery2013–2016£302k£553k+82.9%2.3
Brexit uncertainty2017–2018£439k£450k+2.5%1
Rate-rise correction2023–2023£492k£492k+0%2
Current market2024–2026£615k£530k-13.8%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Semi-detached+0.2% α
Local
9.9%
District
9.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
South Ealing Underground StationPiccadilly line
17.5 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
7 min walk
South Ealing Underground StationPiccadilly
18 min walk
Northfields Underground StationPiccadilly
19 min walk
Kew Gardens Underground StationDistrict
21 min walk
Kew Gardens Rail StationMildmay
21 min walk
No bus stops within 400m

28

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge59 min ↑
Victoria ★48 min
Waterloo50 min ↑
Canary Wharf69 min ↑
City58 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

25

Car parks (800m)

2

EV chargers (800m)

Nearest car park308m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Brentford Station Car Park
585m
🅿️
Brentford Gate Carpark
664m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download443 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Syon Park SSSI — 1.5 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): 2

Landslide susceptibility: Medium

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

8 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 761 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

6

Convenience

Nearest supermarketMorrisons · 825 m

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

749m

Post office

Nearby shops

Premier219 m
Colin's Super VG229 m
Patel Newsagents236 m
Sainsbury's Local245 m

Nearby cafes

Blend708 m
Cafe S&N723 m
Jenny's Cafe & Kebab727 m
Pump & Grind753 m

Nearby restaurants

Real Dragon225 m
McDonald's307 m
Makai Lounge417 m
Gyoza San485 m

Nearby pubs

The New Inn97 m
The Griffin194 m
The Brook227 m
Royal Horse Guardsman248 m

Nearby pharmacies

Brent Pharmacy684 m
South Ealing Pharmacy1.0 km
Harbs Pharmacy1.0 km

Nearby health

Banning Dental Group292 m
Albany Dental Practice327 m
Bright Smile Studio469 m
The Butts Dental Practice535 m
Food hygiene (5-star)66% of 74

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ARMENIAN CHURCH TRUST (UK) LIMITED
TOUSSAINT LTD

Investment

Investment grade, yield and market outlook

41

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

28.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,991m
Crossrail 2 route9,325m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,670 nationally

1,950

Est. population

20,993/km²

52%

Employed

30%

Degree educated

5.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

29%
19%
21%
19%
Under 1829%
18–3419%
35–4921%
50–6419%
65+12%

Tenure

14%
66%
Own outright8%
Own (mortgage)10%
Private rent14%
Social rent66%
Shared ownership2%
Rent free1%

Ethnicity

35%
14%
15%
22%
White British35%
White Other14%
Asian15%
Black22%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household49%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Social rent66%
Private rent14%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
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)

Great West Quarter (Wallis House), Wallis House - Great West Quarter, Great West Road, Brentford, TW8 9BS755 homes
completed
Wallis House, 961, Great West Quarter, Great West Road, Brentford678 homes
completed
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

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
20.7%
Ward turnout
46%
Election year
2026
MP
Ruth Cadbury (Labour)
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Guy LambertGreen
Craig OwenLabour

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Key facts for TW8 0LF

Full postcodeTW8 0LF
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.488477
Longitude-0.301349
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