Brentford West · Hounslow · Brentford and Isleworth constituency · 51.48602, -0.30475

TW8 0PL— Brentford West, Hounslow

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

The practical family move

 

Schools 100%Safety 84/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
65
Safety
84
Schools
60
Transport
41
Environment
58
Investment
44

The bottom line

TW8 0PL 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 0PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.0% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for TW8 0PL

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How TW8 0PL 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 · 2 min walk

KS2: 104.1

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 2 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 28 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.5km

Crime is 30% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,899/m²
Price per ft²£827/ft²
Avg floor area92.2 m²

EPC breakdown

C
8%
D
24%
E
2%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 3%Terraced 93%Flat 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£230,500
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

1995–2024 · CAGR

+7.4%

Total change

+689%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.0%

per year

Acceleration

-80.17

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 87 sales

Property Type Mix

Total: 87 sales

Semi-detached3.4%
Terraced93.1%
Flat/maisonette3.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£183k+92.6%3.2
Post-dot-com plateau2001–2004£200k£313k+56.6%5.2
Pre-crash peak2005–2007£309k£381k+23.5%4
GFC & correction2008–2012£436k£470k+7.8%2
Help-to-Buy recovery2013–2016£460k£650k+41.3%3.2
Brexit uncertainty2018–2019£488k£795k+62.9%1
Pandemic surge2020–2021£656k£625k-4.8%2.5
Rate-rise correction2022–2023£380k£708k+86.2%1.5
Current market2024–2024£750k£750k+0%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.4%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
20.1 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

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

40

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

4.7 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

33

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)20
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock4.7 km

Nearby car parks

🅿️
Brentford Station Car Park
366m
🅿️
Brentford Gate Carpark
607m
🅿️
UWL Car Park
731m

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: 10.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% 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

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 · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketMorrisons · 464 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)

388m

Post office

Nearby shops

Brentford Off Licence324 m
Premier329 m
Al Shaam335 m
African Supermarket338 m

Nearby cafes

Cafe S&N361 m
Jenny's Cafe & Kebab365 m
Sam's Larder485 m
Blend494 m

Nearby restaurants

Ing Thai229 m
Makai Lounge243 m
Real Dragon330 m
KFC340 m

Nearby pubs

The Griffin170 m
The Black Dog211 m
The Brook252 m
Watermans Arms273 m

Nearby pharmacies

Brent Pharmacy325 m

Nearby health

The Butts Dental Practice215 m
Bright Smile Studio303 m
Brentford Health and Dental321 m
Albany Dental Practice328 m
Food hygiene (5-star)71% of 109

Business

Local businesses registered here

Active businesses
3
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

A

High street health

Registered businesses

GRAASROOTS LTD
NATHAN CARTER LIMITED
ROSE MUSIC PROMOTIONS LIMITED

Investment

Investment grade, yield and market outlook

44

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months0

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

4/100

Velocity score

Future outlook

45.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,246m
Crossrail 2 route9,407m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
34
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
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)

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
St Marys Convent, ST MARYS CONVENT, 14, The Butts, LION WAY, Brentford, TW8 8BQ10 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

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Key facts for TW8 0PL

Full postcodeTW8 0PL
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.486018
Longitude-0.304753
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