Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49015, -0.30453

TW8 0LL— Brentford West, Hounslow

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

 

Schools 100%Safety 74/100Transport 39/100Yield 3.83%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
74
Schools
60
Transport
39
Environment
60
Investment
50

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

TW8 0LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for TW8 0LL

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

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Postcode Personality

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How TW8 0LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Paul's CofE Primary School

Not yet inspected · 7 min walk

KS2: 104.1

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 7 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+47% vs borough

Crime by type

Other35%
Violence & sexual offences24%
Anti-social behaviour13%
Vehicle crime10%
Burglary7%
Drug offences6%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.5km

Crime is +65% above London average

Property

Prices, sales volume and market trends

Avg floor area127.8 m²

EPC breakdown

B
31%
C
16%

Based on 47 properties · Confidence: high

Street mix

Terraced 30%Flat 70%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£319,500
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.2 W/m²K
RoofAverage thermal transmittance 0.2 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,939
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2016 · CAGR

+-20%

Total change

-20%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 10 sales

Property Type Mix

Total: 10 sales

Terraced30%
Flat/maisonette70%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£750k£600k-20%5

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
South Ealing Underground StationPiccadilly line
14.7 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
6 min walk
South Ealing Underground StationPiccadilly
15 min walk
Northfields Underground StationPiccadilly
16 min walk
Boston Manor Underground StationPiccadilly
19 min walk
Kew Gardens Underground StationDistrict
25 min walk
No bus stops within 400m

11

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★42 min
Waterloo56 min ↑
Canary Wharf59 min ↑
City59 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

38

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)36
Nearest car park204m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Brentford Station Car Park
470m
🅿️
UWL Car Park
667m

Connectivity

Broadband and mobile coverage

100%

Full fibre

61%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed342 Mbps
Median download353 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: 10.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

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): 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

7 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 688 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

10

Restaurants (800m)

0

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketMorrisons · 882 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)

804m

Post office

Nearby shops

Sainsbury's Local142 m
The Co-operative Food170 m
Brentford News292 m
Colin's Super VG480 m

Nearby cafes

Blend559 m
Cafe S&N785 m
Jenny's Cafe & Kebab787 m
Bossa Nova Cafe831 m

Nearby restaurants

L'Amo294 m
Fish 'n' Chips496 m
Real Dragon500 m
McDonald's590 m

Nearby pubs

The New Inn198 m
The Brook208 m
The Lord Nelson310 m
The Griffin361 m

Nearby gyms

London Fight Academy922 m
Gym135 Fitness Centre929 m

Nearby pharmacies

Brent Pharmacy760 m
South Ealing Pharmacy799 m
Harbs Pharmacy812 m
Richards Pharmacy1.1 km

Nearby health

Banning Dental Group69 m
The Butts Dental Practice528 m
Albany Dental Practice589 m
Clayponds Hospital688 m
Food hygiene (5-star)61% of 92

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

BANAS ENTERPRISES LTD
CALF AND HOOF LTD
CKRAFT DESIGN AND BUILD LTD
DOORSTEP TRANSPORT LIMITED
FLOW&HUE LIMITED

+13 more

Investment

Investment grade, yield and market outlook

50

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

26.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,202m
Crossrail 2 route9,607m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,103 nationally

2,506

Est. population

9,845/km²

64%

Employed

50%

Degree educated

£40,300

Median income

8.9%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

24%
22%
26%
17%
Under 1824%
18–3422%
35–4926%
50–6417%
65+11%

Tenure

18%
28%
28%
24%
Own outright18%
Own (mortgage)28%
Private rent28%
Social rent24%
Shared ownership3%
Rent free0%

Ethnicity

38%
25%
14%
White British38%
White Other25%
Asian14%
Black9%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household40%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent28%
Social rent24%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
50%
Borough approval rate
55%
Historic landfill (400m)
1
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)
28
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, 52, York Road, Brentford20 homes
completed
62, 62, Brook Road South, Brentford, TW8 0PH15 homes
completed
11-17, 11-17, BOSTON MANOR ROAD, TW8 8DT10 homes
completed
The Old Baths, The Old Brentford Baths, Clifden Road, Brentford6 homes
completed
Windmill Road Car Park, Windmill Road, Brentford5 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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Compare Hounslow with nearby boroughs:

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Key facts for TW8 0LL

Full postcodeTW8 0LL
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.490151
Longitude-0.304527
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