Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.48122, -0.31410

TW8 8JD— Syon & Brentford Lock, Hounslow

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

 

Schools 100%Safety 72/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
72
Schools
60
Transport
28
Environment
86
Investment
37

The bottom line

TW8 8JD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW8 8JD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for TW8 8JD

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

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How TW8 8JD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Our Lady and St John's Catholic Primary School

Not yet inspected · 13 min walk

KS2: 107.7

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 9 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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+63% vs borough

Crime by type

Other34%
Violence & sexual offences26%
Anti-social behaviour21%
Vehicle crime9%
Drug offences4%
Robbery2%
Theft1%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Heston & Isleworth Fire Station (G38) · 2.1km

Crime is +84% above London average

Property

2 Jul

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£6,166/m²
Price per ft²£573/ft²
Avg floor area50.1 m²

EPC breakdown

C
7%
D
27%
E
1%

Based on 35 properties · Confidence: high

Street mix

Flat 100%

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£125,250
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
WallsCavity wall, filled cavity
RoofPitched, no insulation (assumed)
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

1998–2024 · CAGR

+6.9%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.4%

per year

Acceleration

-16.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£55k£55k+0%1
Pre-crash peak2006–2006£155k£155k+0%1
GFC & correction2008–2008£200k£200k+0%1
Pandemic surge2021–2021£335k£335k+0%1
Rate-rise correction2022–2022£352k£352k+0%1
Current market2024–2024£312k£312k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Boston Manor Underground StationPiccadilly line
21.2 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

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

46

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria56 min ↑
Waterloo ★54 min
Canary Wharf73 min ↑
City62 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park212m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Brentford Station Car Park
751m

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: 11.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 0.7 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

8 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 1.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketMorrisons · 406 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

468m

Post office

Nearby shops

Cost Choice337 m
Food Link466 m
GAIL's479 m
Best Quality Food494 m

Nearby cafes

Brentford Cafe & Restaurant43 m
Feather & Heart272 m
Time304 m
The Clocktower389 m

Nearby restaurants

Ami's Indian167 m
Siracusa277 m
The Courtyard290 m
Old Town 97310 m

Nearby pubs

George and Dragon66 m
Northumberland Arms148 m
Six Bells237 m
The Magpie and Crown384 m

Nearby gyms

Topnotch health club751 m

Nearby pharmacies

Brent Pharmacy545 m

Nearby health

Brentford Health and Dental551 m
The Butts Dental Practice677 m
Richmond Cosmetic Clinic686 m
Food hygiene (5-star)76% of 53

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

A PONDER LTD
BLOCK FASHION GROUP LTD
BLUE ACE FASHION HOUSE LIMITED
BRIGHT STAR HEALTHCARE LIMITED
XACT MOTION LTD

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

35.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,943m
Crossrail 2 route9,734m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,624 nationally

1,775

Est. population

3,398/km²

55%

Employed

31%

Degree educated

£40,300

Median income

6.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

42

Community stability

Age profile

26%
21%
22%
19%
Under 1826%
18–3421%
35–4922%
50–6419%
65+12%

Tenure

19%
16%
51%
Own outright12%
Own (mortgage)19%
Private rent16%
Social rent51%
Shared ownership1%
Rent free1%

Ethnicity

43%
17%
16%
White British43%
White Other17%
Asian16%
Black12%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household34%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent51%
Private rent16%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
42
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
1
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)
1
Largest scheme
343 homes · BRITISH WATERWAYS SITE, JUNCTION OF, 188, 188, High Street, COMMERCE ROAD, Brentford, TW8 8JZ
Pipeline pressure
NONE

Named schemes (500m)

BRITISH WATERWAYS SITE, JUNCTION OF, 188, 188, High Street, COMMERCE ROAD, Brentford, TW8 8JZ343 homes
completed
Street Record, Brentford Lock West, Commerce Road, Brentford157 homes
completed
Land On The North East Side Of, Blocks G,H,J (Phase 1), Land at, Commerce Road, Brentford150 homes
completed
1, 1, Commerce Road, Brentford, TW8 8LE76 homes
completed
Bordeston Court, REAR OF SIX BELLS P.H., The Ham, Brentford21 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 8JD

Full postcodeTW8 8JD
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.481216
Longitude-0.314105
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