Brentford West · Hounslow · Brentford and Isleworth constituency · 51.48763, -0.30861

TW8 8DX— Brentford West, Hounslow

Location and area intelligence for TW8 8DX, Brentford West, Hounslow

The practical family move

 

Schools 100%Safety 75/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
75
Schools
60
Transport
46
Environment
58
Investment
44

The bottom line

TW8 8DX offers exceptional schools (100% Good/Outstanding) and low crime — 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 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

TW8 8DX

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 8DX

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

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“The practical family move”

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How TW8 8DX 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 · 5 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 31 min walk

3 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.7km

Crime is +58% above London average

Property

12 Jun

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£4,772/m²
Price per ft²£443/ft²
Avg floor area72.9 m²

EPC breakdown

C
5%
D
11%

Based on 16 properties · Confidence: medium

Street mix

Flat 90%Other 10%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£182,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (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

Price Trajectory

2003–2020 · CAGR

+4.5%

Total change

+112%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.7%

per year

Acceleration

-23.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£172k£172k+0%1
Pre-crash peak2005–2007£144k£245k+70.1%1
GFC & correction2011–2012£235k£220k-6.4%1
Help-to-Buy recovery2014–2014£310k£310k+0%1
Pandemic surge2020–2020£365k£365k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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
16.6 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
1 min walk
Northfields Underground StationPiccadilly
17 min walk
Boston Manor Underground StationPiccadilly
18 min walk
South Ealing Underground StationPiccadilly
19 min walk
Kew Gardens Underground StationDistrict
25 min walk
No bus stops within 400m

36

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

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

37

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)36
Nearest car park74m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Brentford Station Car Park
74m
🅿️
UWL Car Park
411m

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 AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Syon Park SSSI — 1.3 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

2 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketMorrisons · 551 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

481m

Post office

Nearby shops

Brentford News159 m
Al Shaam468 m
Food Link481 m
GAIL's523 m

Nearby cafes

Blend196 m
Cafe S&N472 m
Jenny's Cafe & Kebab473 m
Time541 m

Nearby restaurants

L'Amo150 m
Subway382 m
KFC468 m
La Rosetta471 m

Nearby pubs

The King's Arms151 m
The Brook287 m
The Globe331 m
The Griffin397 m

Nearby gyms

London Fight Academy1.1 km
Gym135 Fitness Centre1.1 km

Nearby pharmacies

Brent Pharmacy467 m
South Ealing Pharmacy1.1 km
Harbs Pharmacy1.1 km

Nearby health

The Butts Dental Practice202 m
Brentford Health and Dental467 m
Banning Dental Group468 m
Bright Smile Studio624 m
Food hygiene (5-star)70% of 107

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

BEBODYFUL LTD
BLUEPRINT COATINGS LTD
CANCRI JEWELLERS LTD
GOLDEN13 LTD
LINDT & FERRERO LTD

+3 more

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

42.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,500m
Crossrail 2 route9,728m

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)
35
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
343 homes · BRITISH WATERWAYS SITE, JUNCTION OF, 188, 188, High Street, COMMERCE ROAD, Brentford, TW8 8JZ
Pipeline pressure
NONE

Named schemes (500m)

Middlesex Court, 26, Glenhurst Road, Brentford41 homes
completed
St Marys Convent, ST.MARYS CONVENT, The Butts, Brentford, TW8 8BQ23 homes
completed
Street Record, 52, York Road, Brentford20 homes
completed
NOS 36A-C,38 & 4 (36-40, NOS 36A-C,38 & 4 (36-40, THE BUTTS, TW8 8BL13 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
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 8DX

Full postcodeTW8 8DX
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.487629
Longitude-0.308611
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