Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49033, -0.31084

TW8 9JG— Brentford West, Hounslow

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

 

Schools 100%Safety 74/100Transport 40/100Yield 3.83%

Best for: Families

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

Liveability
59
Safety
74
Schools
100
Transport
40
Environment
65
Investment
50

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

TW8 9JG

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+65.0% vs London avg

Deep-dive guides for TW8 9JG

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

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How TW8 9JG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St John's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 107.7

★★★

Secondary

Gunnersbury Catholic School

Outstanding · Inspected Jan 2023 · 5 min walk

P8: +1.00A8: 63.9

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 · 35 min walk

4 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +65% above London average

Property

Prices, sales volume and market trends

Avg floor area60.7 m²

EPC breakdown

C
5%
D
8%

Based on 13 properties · Confidence: medium

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

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£151,750
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, 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

2006–2008 · CAGR

+8.8%

Total change

+18%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £200k–£250k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£210k£210k+0%1
GFC & correction2008–2008£249k£249k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
12.6 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
4 min walk
Northfields Underground StationPiccadilly
13 min walk
Boston Manor Underground StationPiccadilly
14 min walk
South Ealing Underground StationPiccadilly
15 min walk
Kew Gardens Underground StationDistrict
29 min walk
No bus stops within 400m

38

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★44 min
Waterloo57 min ↑
Canary Wharf68 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

34

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)36
Nearest car park64m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
UWL Car Park
256m
🅿️
Brentford Station Car Park
344m

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: 10.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Syon Park SSSI — 1.6 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

5 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 285 m
4 tennis courts1 sports halls

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)

801m

Post office

Nearby shops

Brentford News225 m
The Co-operative Food461 m
Sainsbury's Local574 m
Boston Express608 m

Nearby cafes

Blend311 m
Boston Manor House Cafe577 m
Blondin Cafe752 m
369 cafe & dessert785 m

Nearby restaurants

L'Amo233 m
Subway274 m
Fish 'n' Chips595 m
La Rosetta788 m

Nearby pubs

The Globe75 m
The Lord Nelson196 m
The King's Arms280 m
The Brook489 m

Nearby gyms

London Fight Academy727 m
Gym135 Fitness Centre732 m

Nearby pharmacies

Brent Pharmacy798 m
South Ealing Pharmacy851 m
Harbs Pharmacy875 m
Bramley Pharmacy924 m

Nearby health

Banning Dental Group488 m
The Butts Dental Practice538 m
Brentford Health and Dental799 m
Back 2 Wellbeing801 m
Food hygiene (5-star)61% of 57

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JCQ CAPITAL MANAGEMENT LTD
JJQ LTD.
RABINA LTD

Investment

Investment grade, yield and market outlook

50

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

27.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,639m
Crossrail 2 route10,005m

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)
32
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
50%
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)
24
Largest scheme
195 homes · Reynard Mills Business Park, Reynard Mills, Windmill Road, Brentford
Pipeline pressure
NONE

Named schemes (500m)

Reynard Mills Business Park, Reynard Mills, Windmill Road, Brentford195 homes
completed
Middlesex Court, 26, Glenhurst Road, Brentford41 homes
completed
MANOR VALE WORKS, MANOR VALE WORKS, MANOR VALE, TW8 9JN20 homes
completed
Street Record, 52, York Road, Brentford20 homes
completed
Flat 1, BOSTON LODGE (1-14), 190, Windmill Road, Brentford, W5 4BT14 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 9JG

Full postcodeTW8 9JG
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.490332
Longitude-0.310844
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