Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.48289, -0.30995

TW8 8LJ— Syon & Brentford Lock, Hounslow

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

 

Schools 100%Safety 74/100Transport 35/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
65
Safety
74
Schools
60
Transport
35
Environment
86
Investment
43

The bottom line

TW8 8LJ 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 8LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for TW8 8LJ

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

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How TW8 8LJ 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 · 5 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+42% vs borough

Crime by type

Other41%
Violence & sexual offences19%
Anti-social behaviour15%
Vehicle crime9%
Burglary8%
Drug offences7%
Theft2%
Robbery0%

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 3.3km

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,310/m²
Price per ft²£493/ft²
Avg floor area74.2 m²

EPC breakdown

B
5%
C
15%
D
7%

Based on 27 properties · Confidence: medium

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£185,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,370
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+1.8%

Total change

+47%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

+17.92

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 48 sales

Property Type Mix

Total: 48 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£274k£274k+0%26
Pre-crash peak2005–2007£325k£299k-8%1.3
GFC & correction2008–2012£269k£282k+4.8%3.5
Help-to-Buy recovery2014–2015£346k£416k+20.4%2.5
Brexit uncertainty2017–2019£475k£360k-24.2%1
Rate-rise correction2022–2023£400k£367k-8.2%1
Current market2025–2025£403k£403k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
1.8%
District
2.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

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
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

57

Walkability score

112

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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park92m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Brentford Station Car Park
496m
🅿️
UWL Car Park
751m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 0.8 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

5 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 1.5 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketMorrisons · 87 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)

126m

Post office

Nearby shops

Cost Choice9 m
Food Link124 m
GAIL's150 m
Best Quality Food166 m

Nearby cafes

Time53 m
Feather & Heart71 m
Sam's Larder126 m
Jenny's Cafe & Kebab152 m

Nearby restaurants

Old Town 9734 m
Siracusa77 m
Greggs113 m
La Rosetta113 m

Nearby pubs

The Magpie and Crown62 m
The Weir94 m
Six Bells107 m
Northumberland Arms208 m

Nearby pharmacies

Brent Pharmacy205 m

Nearby health

Brentford Health and Dental210 m
The Butts Dental Practice364 m
Bright Smile Studio612 m
Albany Dental Practice752 m
Food hygiene (5-star)74% of 78

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

KABUSHA LTD
MAYO ELEC LTD

Investment

Investment grade, yield and market outlook

43

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 score21/100
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

8/100

Velocity score

Future outlook

57.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,636m
Crossrail 2 route9,565m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,796 nationally

1,752

Est. population

14,322/km²

78%

Employed

65%

Degree educated

£40,300

Median income

3.6%

Claimant rate

SuburbanHigh densityEstablished mixed

37

Community stability

Age profile

18%
31%
30%
14%
Under 1818%
18–3431%
35–4930%
50–6414%
65+7%

Tenure

34%
36%
Own outright13%
Own (mortgage)34%
Private rent36%
Social rent7%
Shared ownership11%

Ethnicity

38%
26%
18%
White British38%
White Other26%
Asian18%
Black5%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household37%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent36%
Social rent7%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
41
Live planning apps (800m)
3
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
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
1, 1, Commerce Road, Brentford, TW8 8LE76 homes
completed
St Marys Convent, ST.MARYS CONVENT, The Butts, Brentford, TW8 8BQ23 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 8LJ

Full postcodeTW8 8LJ
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.482892
Longitude-0.309953
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