The bottom line
TW8 0RF 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: very high noise — check proximity to rail lines and 52 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TW8 0RF scores on each.
Toggle a question above to see how TW8 0RF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW8 0RF
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Postcode Personality
“The family fortress”
How TW8 0RF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Green Dragon Primary School
Good · Inspected Oct 2022 · 5 min walk
KS2: 106.2
Secondary
Brentford School for Girls
Not yet inspected · Inspected Oct 2024 · 14 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Windham Nursery School
Not inspected · 27 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
31.7 incidents per 1,000 residents
from a low base — still below London average
-57% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Richmond Fire Station · 2.3km
Crime is 51% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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
EPC breakdown
Based on 39 properties · Confidence: high
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2016–2025 · CAGR
+0.3%
Total change
+2%
Market Activity
Price Velocity & Acceleration
Current Velocity
+51.3%
per year
Acceleration
+11.26
change in velocity
Market State
Strong growth
Price Distribution
P25: £450k–£500k · P75: £500k–£600k · 25 sales
Property Type Mix
Total: 25 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2016–2016 | £880k | £880k | +0% | 9 |
| Brexit uncertainty | 2017–2019 | £735k | £710k | -3.4% | 2.7 |
| Pandemic surge | 2021–2021 | £430k | £430k | +0% | 3 |
| Rate-rise correction | 2022–2023 | £425k | £595k | +40% | 2 |
| Current market | 2025–2025 | £900k | £900k | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-6.1% alpha
CAGR over 7yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
36
Walkability score
163
Footpaths (500m)
0
Santander docks (800m)
3.8 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
16
Car parks (800m)
5
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Syon Park SSSI — 1.9 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
KEW MEDICAL PRACTICE
14 HIGH PARK ROAD, KEW, TW9 4BH
18 min walk
64%
Recommend GP
64%
Overall GP experience
0
GPs within 1km
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
52
Parks (1km)
7
Restaurants (800m)
10
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
4
Gyms (1km)
8
Sports (1km)
2
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
2
Cinemas (2km)
737m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
44
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
48.9
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 20,727 nationally
1,232
Est. population
9,937/km²
68%
Employed
64%
Degree educated
3.3%
Claimant rate
33
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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