Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.48386, -0.31696

TW8 8NF— Syon & Brentford Lock, Hounslow

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

 

Schools 100%Safety 72/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
55
Safety
72
Schools
90
Transport
30
Environment
86
Investment
38

The bottom line

TW8 8NF 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.

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Location

TW8 8NF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 8NF

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

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How TW8 8NF 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 · 10 min walk

KS2: 107.7

★★

Secondary

The Green School for Boys

Good · Inspected Feb 2020 · 10 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 · 32 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)

1

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£5,816/m²
Price per ft²£540/ft²
Avg floor area85.9 m²

EPC breakdown

C
5%
D
8%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 16%Terraced 84%

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£214,750
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, as built, no insulation (assumed)
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

1998–2026 · CAGR

+6%

Total change

+418%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-4.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£95k£162k+70.5%1
Post-dot-com plateau2001–2003£154k£210k+36.4%2
Pre-crash peak2005–2007£238k£250k+5%1
GFC & correction2008–2011£275k£290k+5.5%1
Help-to-Buy recovery2015–2015£383k£383k+0%1
Brexit uncertainty2018–2018£500k£500k+0%1
Pandemic surge2021–2021£506k£506k+0%2
Current market2026–2026£492k£492k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
17 min walk
Syon Lane

Nearby stations

Syon LaneNational Rail
7 min walk
Boston Manor Underground StationPiccadilly
18 min walk
Northfields Underground StationPiccadilly
22 min walk
South Ealing Underground StationPiccadilly
25 min walk
Kew Gardens Underground StationDistrict
29 min walk
No bus stops within 400m

34

Walkability score

52

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

21

Car parks (800m)

0

EV chargers (800m)

Nearest car park312m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
UWL Car Park
623m
🅿️
Brentford Station Car Park
642m

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
NoiseLOW
none
Quieter than 70% of London

Aircraft noise

54 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

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: 64%
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

7 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 · 1.3 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

6

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: George and Dragon (325 m)

Nearest supermarketCo-op Food · 602 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

607m

Post office

Nearby shops

Cost Choice499 m
Food Link605 m
GAIL's644 m
Best Quality Food660 m

Nearby cafes

Brentford Cafe & Restaurant322 m
Cafe Society397 m
Time446 m
Feather & Heart447 m

Nearby restaurants

Ami's Indian361 m
Subway391 m
Siracusa427 m
Old Town 97477 m

Nearby pubs

George and Dragon325 m
Northumberland Arms342 m
Six Bells437 m
The Weir527 m

Nearby gyms

Topnotch health club411 m
Sky Health & Fitness Centre856 m

Nearby pharmacies

Brent Pharmacy680 m

Nearby health

The Butts Dental Practice672 m
Brentford Health and Dental686 m
Richmond Cosmetic Clinic695 m
Food hygiene (5-star)61% of 38

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CEREMONIES BY EUNICE LTD
DTS CONSULTANCY LTD
NYCABLING LTD

Investment

Investment grade, yield and market outlook

38

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 score15/100
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

26.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,111m
Crossrail 2 route10,046m

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)
25
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
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)

Land On The North East Side Of, Blocks G,H,J (Phase 1), Land at, Commerce Road, Brentford150 homes
completed
Units 1 And 2, GREAT WEST PLAZA, Riverbank Way, Brentford, TW8 9RE135 homes
completed
1, 1, Commerce Road, Brentford, TW8 8LE76 homes
completed
Units 1 And 2, GREAT WEST PLAZA, Riverbank Way, Brentford, TW8 9RE42 homes
completed
84, 84, London Road, Brentford, TW8 8JJ19 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 8NF

Full postcodeTW8 8NF
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.483865
Longitude-0.316960
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