Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.48436, -0.30706

TW8 8BH— Syon & Brentford Lock, Hounslow

Location and area intelligence for TW8 8BH, Syon & Brentford Lock, Hounslow

The family fortress

 

Schools 100%Safety 75/100Transport 41/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
75
Schools
60
Transport
41
Environment
86
Investment
56

The bottom line

TW8 8BH 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: high noise levels nearby; 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 8BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for TW8 8BH

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW8 8BH 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 · 1 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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Vehicle crime15%
Anti-social behaviour13%
Drug offences9%
Burglary5%
Theft3%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Richmond Fire Station · 2.4km

Crime is +58% above London average

Property

Prices, sales volume and market trends

Avg floor area71.9 m²

EPC breakdown

C
8%
D
1%

Based on 9 properties · Confidence: low

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£179,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Northfields Underground StationPiccadilly line
21.1 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

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

51

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

4.9 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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park31m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Brentford Station Car Park
375m
🅿️
Brentford Gate Carpark
684m
🅿️
UWL Car Park
718m

Connectivity

Broadband and mobile coverage

100%

Full fibre

53%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed313 Mbps
Median download319 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.0 km

Energy

Solar: 859 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 yield859.4 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

4 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

36

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketMorrisons · 221 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

144m

Post office

Nearby shops

Al Shaam99 m
Food Link145 m
Best Quality Food159 m
GAIL's164 m

Nearby cafes

Cafe S&N119 m
Jenny's Cafe & Kebab123 m
Sam's Larder248 m
Time299 m

Nearby restaurants

KFC102 m
La Rosetta149 m
Greggs155 m
Rottura166 m

Nearby pubs

The Beehive96 m
The Weir179 m
The Brewery Tap227 m
The Magpie and Crown234 m

Nearby pharmacies

Brent Pharmacy93 m

Nearby health

Brentford Health and Dental92 m
The Butts Dental Practice177 m
Bright Smile Studio392 m
Albany Dental Practice507 m
Food hygiene (5-star)71% of 103

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

AQUAMARINE (HOLDINGS) LIMITED
AQUAMARINE(LONDON)LIMITED
ZIBBY BUILDERS LTD

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

25.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,421m
Crossrail 2 route9,463m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,865 nationally

1,814

Est. population

9,557/km²

61%

Employed

47%

Degree educated

£40,300

Median income

6.7%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

22%
27%
21%
16%
14%
Under 1822%
18–3427%
35–4921%
50–6416%
65+14%

Tenure

17%
18%
32%
31%
Own outright17%
Own (mortgage)18%
Private rent32%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

44%
22%
White British44%
White Other22%
Asian10%
Black12%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine16%
No car household39%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent32%
Social rent31%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
33
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)
3

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)

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
SITE OF OLD VICARAGE, 139, High Street, Brentford10 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
Labour
Ward majority vote
12.8%
Ward turnout
41%
Election year
2026
MP
Ruth Cadbury (Labour)
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Dan BowringLabour
Katherine Sarah DunneLabour
Theo DennisonBrentford, Isleworth, Heston & Hounslow Independents

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Key facts for TW8 8BH

Full postcodeTW8 8BH
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.484361
Longitude-0.307061
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