Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.48226, -0.31663

TW8 8ND— Syon & Brentford Lock, Hounslow

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
72
Schools
90
Transport
35
Environment
86
Investment
41

The bottom line

TW8 8ND 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 catch: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how TW8 8ND scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW8 8ND meets your needs.

Location

TW8 8ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment 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 8ND

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW8 8ND with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How TW8 8ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St John's Catholic Primary School

Not yet inspected · 12 min walk

KS2: 107.7

★★

Secondary

The Green School for Boys

Good · Inspected Feb 2020 · 8 min walk

P8: +0.21A8: 49.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 30 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Heston & Isleworth Fire Station (G38) · 2.0km

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£7,799/m²
Price per ft²£725/ft²
Avg floor area68.3 m²

EPC breakdown

C
15%
D
7%

Based on 22 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£170,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+6.8%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.3%

per year

Acceleration

+26.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached13.6%
Terraced86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£98k+40.1%1
Post-dot-com plateau2002–2003£166k£220k+32.3%2.5
Pre-crash peak2006–2007£210k£280k+33.3%1
GFC & correction2009–2011£245k£250k+2%1.3
Help-to-Buy recovery2014–2015£385k£430k+11.7%1
Brexit uncertainty2017–2019£440k£445k+1%1.5
Pandemic surge2020–2020£436k£436k+0%2
Current market2026–2026£542k£542k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 18yr 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
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Boston Manor Underground StationPiccadilly line
19.1 min walk
Syon Lane

Nearby stations

Syon LaneNational Rail
7 min walk
Boston Manor Underground StationPiccadilly
20 min walk
Northfields Underground StationPiccadilly
24 min walk
South Ealing Underground StationPiccadilly
27 min walk
Kew Gardens Underground StationDistrict
28 min walk
No bus stops within 400m

29

Walkability score

53

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park376m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Brentford Station Car Park
748m
🅿️
UWL Car Park
788m

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 waterLOW
Low
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: 11.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
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

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 · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 769 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

592m

Post office

Nearby shops

Cost Choice466 m
London Wine & Spirits563 m
Nisa Local580 m
Food Link591 m

Nearby cafes

Brentford Cafe & Restaurant192 m
Feather & Heart403 m
Time418 m
Cafe Society532 m

Nearby restaurants

Ami's Indian292 m
Siracusa393 m
Old Town 97440 m
The Courtyard457 m

Nearby pubs

George and Dragon210 m
Northumberland Arms268 m
Six Bells378 m
Coach and Horses396 m

Nearby gyms

Topnotch health club545 m

Nearby pharmacies

Brent Pharmacy671 m

Nearby health

Richmond Cosmetic Clinic587 m
Brentford Health and Dental677 m
The Butts Dental Practice732 m
Food hygiene (5-star)62% of 39

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

DARLING MAPLE LTD
PARAGON DIGITAL LIMITED
ROUNDSIXMEDIA LTD
THE JERK DRUM LTD
ĀQIL ADVISORY LIMITED

Investment

Investment grade, yield and market outlook

41

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

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

26.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,105m
Crossrail 2 route9,943m

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

Inner cityMedium 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)
25
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
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)

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
84, 84, London Road, Brentford, TW8 8JJ19 homes
completed
Former, 1, London Road, Brentford, TW8 8JB13 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

Live in TW8 8ND? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW8 8ND.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hounslow with nearby boroughs:

Hounslow vs EalingHounslow vs HillingdonHounslow vs Richmond Upon Thames

Similar postcodes

Frequently asked questions

📍 Track TW8 8ND

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW8 8ND

Full postcodeTW8 8ND
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.482259
Longitude-0.316630
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