Brentford West · Hounslow · Brentford and Isleworth constituency · 51.48590, -0.30250

TW8 0NW— Brentford West, Hounslow

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

The family fortress

 

Schools 100%Safety 84/100Transport 39/100Low yield 2.32%⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
62
Safety
84
Schools
60
Transport
39
Environment
66
Investment
41

The bottom line

TW8 0NW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £775,000 median — 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 0NW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+49.0% vs London avg
vs London income-4.0% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for TW8 0NW

🛡️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 0NW 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 · 3 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.5 incidents per 1,000 residents

Better than 66% of London
→ Stable

-38% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour25%
Other24%
Vehicle crime11%
Drug offences7%
Theft2%
Burglary2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.4km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£775,000

Median sale price

Top 25% — 49% above London median

£775,000 is 49% above the London median (£520,000)

+8.4%

This year

Terraced

Dominant type

Price history

5-year change
+18.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£690,000
Avg terraced£786,250
Price per m²£8,498/m²
Price per ft²£789/ft²
Avg floor area90.9 m²

EPC breakdown

C
4%
D
23%
E
11%

Based on 38 properties · Confidence: high

Street mix

Semi 8%Terraced 88%Detached 4%

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

Stamp duty

Standard buyer£26,250
First-time buyerFTB
£26,250
Additional propertyBTL/2nd
£49,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

19.2×

Price-to-income

£3,877/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£227,250
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 DAnnual charge £1,939
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+752%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.6%

per year

Acceleration

+15.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 73 sales

Property Type Mix

Total: 73 sales

Detached4.1%
Semi-detached8.2%
Terraced87.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£91k£228k+150.5%2.8
Post-dot-com plateau2001–2004£233k£313k+34.1%2
Pre-crash peak2005–2007£332k£365k+9.9%2.3
GFC & correction2009–2012£308k£450k+46.3%3
Help-to-Buy recovery2013–2016£438k£749k+71.2%2.2
Brexit uncertainty2017–2019£603k£613k+1.6%2.7
Pandemic surge2020–2021£649k£654k+0.8%3
Rate-rise correction2022–2022£725k£725k+0%3
Current market2024–2025£695k£775k+11.6%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.5%
District
7.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

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
20.6 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
20 min walk
South Ealing Underground StationPiccadilly
21 min walk
Northfields Underground StationPiccadilly
21 min walk
No bus stops within 400m

44

Walkability score

131

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 park131m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Brentford Gate Carpark
475m
🅿️
Brentford Station Car Park
517m

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
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: 52%
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

34

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketMorrisons · 564 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)

494m

Post office

Nearby shops

Brentford Off Licence167 m
African Supermarket181 m
Premier185 m
Colin's Super VG432 m

Nearby cafes

Cafe S&N464 m
Jenny's Cafe & Kebab469 m
Sam's Larder574 m
Family Kitchen598 m

Nearby restaurants

Makai Lounge135 m
Real Dragon184 m
Ing Thai195 m
Gyoza San234 m

Nearby pubs

The Black Dog62 m
The Griffin133 m
Watermans Arms153 m
Royal Horse Guardsman179 m

Nearby pharmacies

Brent Pharmacy420 m

Nearby health

Albany Dental Practice171 m
Bright Smile Studio198 m
The Butts Dental Practice371 m
Brentford Health and Dental415 m
Food hygiene (5-star)70% of 101

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

AMBIENT FILM SERVICES LTD
CASA DI SANTO LIMITED
DCX CONSULTING LTD
SWAN GEORGE LIMITED

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.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

58.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,091m
Crossrail 2 route9,262m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,462 nationally

1,826

Est. population

12,407/km²

66%

Employed

53%

Degree educated

£40,300

Median income

4.8%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

20%
17%
23%
26%
14%
Under 1820%
18–3417%
35–4923%
50–6426%
65+14%

Tenure

27%
28%
33%
Own outright27%
Own (mortgage)28%
Private rent33%
Social rent12%
Shared ownership1%

Ethnicity

58%
19%
White British58%
White Other19%
Asian8%
Black7%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine16%
No car household39%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent33%
Social rent12%

vs. London

Income vs London-4.0%
Price vs London+49.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
27
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
62, 62, Brook Road South, Brentford, TW8 0PH15 homes
completed
11-17, 11-17, BOSTON MANOR ROAD, TW8 8DT10 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£775,000)

£26,250

Standard buyer

£26,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for TW8 0NW

Full postcodeTW8 0NW
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.485904
Longitude-0.302496
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