Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49131, -0.30571

TW8 9AA— Brentford West, Hounslow

Location and area intelligence for TW8 9AA, Brentford West, Hounslow

 

Schools 100%Safety 74/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
74
Schools
60
Transport
38
Environment
59
Investment
40

The bottom line

TW8 9AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

TW8 9AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for TW8 9AA

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

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How TW8 9AA 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 · 9 min walk

KS2: 104.1

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: +0.24A8: 47.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+47% vs borough

Crime by type

Other35%
Violence & sexual offences24%
Anti-social behaviour13%
Vehicle crime10%
Burglary7%
Drug offences6%
Theft3%
Robbery2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.4km

Crime is +65% 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£14,979/m²
Price per ft²£1,392/ft²
Avg floor area50.9 m²

EPC breakdown

B
1%
C
15%
D
17%
E
8%
F
2%
G
3%

Based on 46 properties · Confidence: high

Street mix

Semi 11%Terraced 19%Detached 4%Flat 52%Other 15%

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 costMedium
Rebuild cost estimate£127,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,939
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+-0.5%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.1%

per year

Acceleration

-281.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Semi-detached10.5%
Terraced26.3%
Flat/maisonette57.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£340k£82k-76%1.5
Post-dot-com plateau2001–2004£115k£105k-8.7%2.3
Pre-crash peak2006–2006£560k£560k+0%1
Brexit uncertainty2019–2019£450k£450k+0%1
Pandemic surge2020–2020£111k£111k+0%4
Rate-rise correction2022–2023£395k£300k-24.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Flat/maisonette+2.2% α
Local
5.7%
District
3.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

BrentfordNational Rail
6 min walk
South Ealing Underground StationPiccadilly
14 min walk
Northfields Underground StationPiccadilly
14 min walk
Boston Manor Underground StationPiccadilly
18 min walk
Gunnersbury Rail StationMildmay
26 min walk
No bus stops within 400m

27

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★42 min
Waterloo56 min ↑
Canary Wharf59 min ↑
City59 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

40

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)37
Nearest car park90m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Brentford Station Car Park
517m
🅿️
UWL Car Park
624m

Connectivity

Broadband and mobile coverage

100%

Full fibre

63%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed352 Mbps
Median download362 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Syon Park SSSI — 1.7 km

Energy

Solar: 859 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield859.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

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

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 649 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketWawel Tradycyjne Polski Smaki · 872 m
1 sports halls

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)

825m

Post office

Nearby shops

The Co-operative Food89 m
Sainsbury's Local234 m
Brentford News311 m
Boston Express378 m

Nearby cafes

Blend576 m
Bossa Nova Cafe700 m
Cakeberry London783 m
Dona's Greek Cafe800 m

Nearby restaurants

L'Amo317 m
Fish 'n' Chips362 m
Subway633 m
Real Dragon652 m

Nearby pubs

The Lord Nelson197 m
The Globe298 m
The New Inn342 m
The Brook345 m

Nearby gyms

London Fight Academy770 m
Gym135 Fitness Centre777 m

Nearby pharmacies

South Ealing Pharmacy665 m
Harbs Pharmacy681 m
Brent Pharmacy872 m
Bramley Pharmacy969 m

Nearby health

Banning Dental Group152 m
The Butts Dental Practice622 m
Clayponds Hospital649 m
Albany Dental Practice742 m
Food hygiene (5-star)59% of 86

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

AP9 LTD
CNC INTERNATIONAL TRADING COMPANY LIMITED
EUROSTAR CONTRACTORS LTD
EXOTIC SWEETS LIMITED
GOLDEN SERVICES PLUS LIMITED

+10 more

Investment

Investment grade, yield and market outlook

40

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

Medium

Demand

Medium

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

38.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,279m
Crossrail 2 route9,740m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,103 nationally

2,506

Est. population

9,845/km²

64%

Employed

50%

Degree educated

£40,300

Median income

8.9%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

24%
22%
26%
17%
Under 1824%
18–3422%
35–4926%
50–6417%
65+11%

Tenure

18%
28%
28%
24%
Own outright18%
Own (mortgage)28%
Private rent28%
Social rent24%
Shared ownership3%
Rent free0%

Ethnicity

38%
25%
14%
White British38%
White Other25%
Asian14%
Black9%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household40%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent28%
Social rent24%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
55%
Historic landfill (400m)
2
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)
30
Largest scheme
755 homes · Great West Quarter (Wallis House), Wallis House - Great West Quarter, Great West Road, Brentford, TW8 9BS
Pipeline pressure
NONE

Named schemes (500m)

Street Record, 52, York Road, Brentford20 homes
completed
Carlyle House, Carlyle House, South Ealing Road, London, W5 4RP10 homes
completed
51 Carlyle Road & 29A Junction Road, Junction Road, London, W5 4XP9 homes
completed
Windmill Road Car Park, Windmill Road, Brentford5 homes
completed
92 - 94, 92, Windmill Road, Brentford, TW8 9NA5 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 9AA

Full postcodeTW8 9AA
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.491310
Longitude-0.305709
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