Brentford West · Hounslow · Brentford and Isleworth constituency · 51.48447, -0.30566

TW8 0NB— Brentford West, Hounslow

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

 

Schools 100%Safety 73/100Transport 36/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
73
Schools
60
Transport
36
Environment
86
Investment
51

The bottom line

TW8 0NB 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: 48 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 0NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+74.0% vs London avg

Deep-dive guides for TW8 0NB

🛡️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
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How TW8 0NB 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 · 1 min walk

KS2: 104.1

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 1 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+55% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime16%
Burglary5%
Theft4%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.4km

Crime is +74% above London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

C
7%
D
2%
E
1%

Based on 10 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£221,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

2001–2023 · CAGR

+5.4%

Total change

+215%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.0%

per year

Acceleration

+62.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£111k£178k+60.4%1
Pre-crash peak2006–2006£200k£200k+0%1
Rate-rise correction2023–2023£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
22.1 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
6 min walk
Kew Gardens Underground StationDistrict
21 min walk
Kew Gardens Rail StationMildmay
21 min walk
Northfields Underground StationPiccadilly
22 min walk
Boston Manor Underground StationPiccadilly
23 min walk
No bus stops within 400m

48

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

4.8 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

19

Car parks (800m)

1

EV chargers (800m)

Nearest car park61m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Brentford Station Car Park
420m
🅿️
Brentford Gate Carpark
593m
🅿️
UWL Car Park
779m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.0 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

5 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.3 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

35

Parks (1km)

17

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

Nearest supermarketMorrisons · 293 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

222m

Post office

Nearby shops

Al Shaam162 m
Best Quality Food213 m
GAIL's224 m
Food Link224 m

Nearby cafes

Cafe S&N193 m
Jenny's Cafe & Kebab197 m
Sam's Larder308 m
Time390 m

Nearby restaurants

KFC168 m
Ing Thai174 m
Rottura232 m
La Rosetta233 m

Nearby pubs

The Beehive98 m
The Brewery Tap233 m
The Weir273 m
The Black Dog293 m

Nearby pharmacies

Brent Pharmacy149 m

Nearby health

Brentford Health and Dental144 m
The Butts Dental Practice218 m
Bright Smile Studio295 m
Albany Dental Practice411 m
Food hygiene (5-star)71% of 101

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

AMAZING MEAL LTD
ARCHE DE L'ALLIANCE LIMITED
FANTASTIC MEAL LTD
FOREIGN GLOBE LTD
MEGA MEAL HOUSE LTD

+1 more

Investment

Investment grade, yield and market outlook

51

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 score17/100
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

24.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,323m
Crossrail 2 route9,383m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,651 nationally

1,261

Est. population

5,179/km²

54%

Employed

46%

Degree educated

8.9%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

19%
16%
25%
18%
22%
Under 1819%
18–3416%
35–4925%
50–6418%
65+22%

Tenure

26%
17%
30%
25%
Own outright26%
Own (mortgage)17%
Private rent30%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

46%
23%
White British46%
White Other23%
Asian10%
Black7%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household44%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent30%
Social rent25%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Borough approval rate
55%
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)
9
Largest scheme
343 homes · BRITISH WATERWAYS SITE, JUNCTION OF, 188, 188, High Street, COMMERCE ROAD, Brentford, TW8 8JZ
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, LAND BETWEEN, ALBANY ROAD, HIGH STREET (273-289), TW830 homes
completed
St Marys Convent, ST.MARYS CONVENT, The Butts, Brentford, TW8 8BQ23 homes
completed
62, 62, Brook Road South, Brentford, TW8 0PH15 homes
completed
NOS 36A-C,38 & 4 (36-40, NOS 36A-C,38 & 4 (36-40, THE BUTTS, TW8 8BL13 homes
completed
St Marys Convent, ST MARYS CONVENT, 14, The Butts, LION WAY, Brentford, TW8 8BQ10 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 0NB

Full postcodeTW8 0NB
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.484466
Longitude-0.305660
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