Brentford West · Hounslow · Brentford and Isleworth constituency · 51.48563, -0.30229

TW8 0NF— Brentford West, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 39/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
61
Safety
80
Schools
60
Transport
39
Environment
66
Investment
46

The bottom line

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

The catches: 48 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW8 0NF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+9.0% vs London avg

Deep-dive guides for TW8 0NF

🛡️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 0NF 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 · 3 min walk

KS2: 104.1

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 4 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 6 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

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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.4km

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£9,125/m²
Price per ft²£848/ft²
Avg floor area66.7 m²

EPC breakdown

C
3%
D
21%
E
5%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 5%Terraced 82%Flat 10%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£166,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,370
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+4.9%

Total change

+261%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-25.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached5.6%
Terraced83.3%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£149k£167k+11.8%1.5
Post-dot-com plateau2001–2004£145k£203k+40%1.2
Pre-crash peak2005–2006£225k£250k+11.3%3
GFC & correction2008–2012£250k£196k-21.6%1
Help-to-Buy recovery2013–2016£324k£454k+40.1%1.8
Brexit uncertainty2018–2019£500k£408k-18.5%1.5
Pandemic surge2020–2020£500k£500k+0%1
Rate-rise correction2022–2023£545k£460k-15.6%1
Current market2024–2026£530k£538k+1.5%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
5.5%
District
5.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position75

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
21 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

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

44

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

4.6 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)

1

EV chargers (800m)

Nearest car park108m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Brentford Gate Carpark
444m
🅿️
Brentford Station Car Park
541m

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
NoiseLOW
none
Quieter than 70% of London

Aircraft noise

52 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 31%
More green space than 88% of London

Nearest SSSI: Syon Park SSSI — 1.2 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

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketMorrisons · 556 m

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

489m

Post office

Nearby shops

Brentford Off Licence150 m
African Supermarket165 m
Premier189 m
Al Shaam427 m

Nearby cafes

Cafe S&N459 m
Jenny's Cafe & Kebab463 m
Sam's Larder564 m
Family Kitchen567 m

Nearby restaurants

Makai Lounge102 m
Ing Thai170 m
Real Dragon187 m
Gyoza San201 m

Nearby pubs

The Black Dog34 m
Watermans Arms119 m
The Griffin166 m
Royal Horse Guardsman178 m

Nearby pharmacies

Brent Pharmacy413 m

Nearby health

Albany Dental Practice155 m
Bright Smile Studio164 m
The Butts Dental Practice386 m
Brentford Health and Dental408 m
Food hygiene (5-star)70% of 99

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

MIND BOMB LIMITED
ROSELLIOT LIMITED
ROY REES LIMITED
THE INTEGRITY FAMILY LTD
TWISTED GRAIN LIMITED

+1 more

Investment

Investment grade, yield and market outlook

46

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,079m
Crossrail 2 route9,236m

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
Yes
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
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
LAND BETWEEN, LAND BETWEEN, ALBANY ROAD, HIGH STREET (273-289), TW830 homes
completed
Griffin Court, GRIFFIN COURT, Walnut Tree Road, Brentford, TW8 0JZ16 homes
completed
62, 62, Brook Road South, Brentford, TW8 0PH15 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 0NF

Full postcodeTW8 0NF
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.485631
Longitude-0.302290
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