Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49299, -0.31806

TW8 9LE— Brentford West, Hounslow

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

The family fortress

 

Schools 100%Safety 84/100Transport 37/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
84
Schools
100
Transport
37
Environment
75
Investment
50

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW8 9LE

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-30.0% vs London avg

Deep-dive guides for TW8 9LE

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW8 9LE 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 · 5 min walk

KS2: 107.7

★★★

Secondary

Gunnersbury Catholic School

Outstanding · Inspected Jan 2023 · 4 min walk

P8: +1.00A8: 63.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.5 incidents per 1,000 residents

Better than 66% of London
→ Stable

-38% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour24%
Other17%
Drug offences11%
Burglary9%
Theft6%
Vehicle crime3%
Robbery1%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.1km

Crime is 30% below London average

Property

Prices, sales volume and market trends

Avg floor area116 m²

EPC breakdown

C
6%
D
15%
E
2%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 9%Terraced 55%Flat 36%

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£290,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,370
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7%

Total change

+528%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.0%

per year

Acceleration

+113.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached8.5%
Terraced55.3%
Flat/maisonette36.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£117k£230k+96.5%2
Post-dot-com plateau2001–2003£123k£245k+100%2.7
Pre-crash peak2005–2007£287k£430k+49.8%1.7
GFC & correction2008–2012£276k£292k+5.7%1.5
Help-to-Buy recovery2013–2016£520k£740k+42.3%1.8
Brexit uncertainty2018–2019£605k£545k-9.9%3
Pandemic surge2020–2021£663k£418k-37%1.5
Rate-rise correction2022–2022£735k£735k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.8% alpha

Weakest performer

Terraced

-0.5% alpha

Flat/maisonette+2.8% α
Local
5.2%
District
2.4%
Terraced-0.5% α
Local
7%
District
7.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Boston Manor Underground StationPiccadilly line
6.5 min walk
Brentford

Nearby stations

Boston Manor Underground StationPiccadilly
7 min walk
Northfields Underground StationPiccadilly
9 min walk
BrentfordNational Rail
11 min walk
South Ealing Underground StationPiccadilly
14 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
29 min walk
No bus stops within 400m

37

Walkability score

72

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

33

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)37
Nearest car park125m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
UWL Car Park
512m

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: 10.8 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 2.0 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

11 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalClayponds Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

3

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (607 m)

Nearest supermarketCo-op Food · 510 m
4 tennis courts3 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)

664m

Post office

Nearby shops

Premier Stores581 m
Minals590 m
Northfields Station Shop745 m
Little Waitrose774 m

Nearby cafes

Boston Manor House Cafe114 m
Blondin Cafe360 m
369 cafe & dessert586 m
Slate Grill607 m

Nearby restaurants

Subway559 m
The Royen's600 m
Cathay Chief643 m
West Kebab680 m

Nearby pubs

The Plough607 m
The Globe637 m
Ryan's661 m
The Lord Nelson686 m

Nearby gyms

Gym135 Fitness Centre572 m
London Fight Academy573 m
London Pilates 4U710 m
Sky Health & Fitness Centre755 m

Nearby pharmacies

Bramley Pharmacy676 m

Nearby health

Back 2 Wellbeing594 m
Dental Beauty944 m
Food hygiene (5-star)55% of 40

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

165 BOSTON MANOR ROAD LIMITED
MARTIN KIARAN SMITH LIMITED
PDR MEDICAL LTD
S.& M.STORES LIMITED
SAM'S PROPERTY LTD

+2 more

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

40.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,131m
Crossrail 2 route10,586m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,778 nationally

1,910

Est. population

7,886/km²

64%

Employed

53%

Degree educated

£40,300

Median income

3.0%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

23%
24%
22%
18%
14%
Under 1823%
18–3424%
35–4922%
50–6418%
65+14%

Tenure

29%
27%
25%
Own outright29%
Own (mortgage)27%
Private rent25%
Social rent11%
Shared ownership8%
Rent free0%

Ethnicity

39%
27%
16%
White British39%
White Other27%
Asian16%
Black7%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household28%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent25%
Social rent11%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
0%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
195 homes · Reynard Mills Business Park, Reynard Mills, Windmill Road, Brentford
Pipeline pressure
NONE

Named schemes (500m)

MANOR VALE WORKS, MANOR VALE WORKS, MANOR VALE, TW8 9JN20 homes
completed
1-18 MULLANE HOUSE, 103, 1-18 MULLANE HOUSE, 103, BOSTON MANOR ROAD, TW8 9JQ18 homes
completed
41, Clitherow Road, Brentford, TW8 9JT6 homes
completed
3, 3, Boston Manor Road, Boston Manor Road, Brentford, TW8 9JL2 homes
completed
119, 119, Boston Manor Road, Brentford2 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 9LE

Full postcodeTW8 9LE
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.492990
Longitude-0.318064
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