Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49452, -0.32404

TW8 9LR— Brentford West, Hounslow

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

The family fortress

 

Schools 100%Safety 84/100Transport 46/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
84
Schools
60
Transport
46
Environment
86
Investment
42

The bottom line

TW8 9LR 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 11 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

TW8 9LR

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 9LR

🛡️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 9LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fielding Primary School

Not yet inspected · 10 min walk

KS2: 107.0

—

Secondary

Elthorne Park High School

Not yet inspected · 9 min walk

P8: +0.48A8: 57.3

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 · 47 min walk

2 primaries · 4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

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

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,963/m²
Price per ft²£554/ft²
Avg floor area142.1 m²

EPC breakdown

C
2%
D
10%
E
5%

Based on 17 properties · Confidence: medium

Street mix

Semi 93%Terraced 7%

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£355,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,370
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+793%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

+5.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached93.1%
Terraced6.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£93k£110k+17.4%1.7
Post-dot-com plateau2001–2004£280k£397k+42%1.5
Pre-crash peak2005–2007£357k£528k+47.8%1.3
GFC & correction2008–2009£406k£416k+2.4%1.5
Help-to-Buy recovery2016–2016£938k£938k+0%1
Brexit uncertainty2017–2017£833k£833k+0%2
Pandemic surge2020–2021£814k£940k+15.4%1.5
Rate-rise correction2022–2022£860k£860k+0%1
Current market2025–2025£833k£833k+0%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
7.5%
District
7.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
1.6 min walk
Syon Lane

Nearby stations

Boston Manor Underground StationPiccadilly
2 min walk
Northfields Underground StationPiccadilly
10 min walk
South Ealing Underground StationPiccadilly
17 min walk
Syon LaneNational Rail
18 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
27 min walk
No bus stops within 400m

30

Walkability score

66

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria ★38 min
Waterloo51 min ↑
Canary Wharf61 min ↑
City56 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

8

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)5
Nearest car park209m
Santander docks (800m)0
Nearest cycle dock6.0 km

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: 11.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 2.3 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): 1

Landslide susceptibility: Low

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

NORTHFIELDS SURGERY

61 NORTHFIELD AVENUE, EALING, W13 9QP

15 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalClayponds Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ryan's (816 m)

Nearest supermarketCo-op Food · 908 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)

1

Cinemas (2km)

265m

Post office

Nearby shops

Little Waitrose624 m
Northfield Market859 m
Northfields Station Shop860 m
Sainsbury's Local880 m

Nearby cafes

no 6 coffee234 m
Manners Cafe265 m
Boston Manor House Cafe463 m
Blondin Cafe549 m

Nearby restaurants

Cathay Chief247 m
Nepal Authentic Dining337 m
The Royal459 m
West Kebab816 m

Nearby pubs

Ryan's816 m
Rara819 m
Players935 m
The Owl and the Pussycat1.1 km

Nearby gyms

London Pilates 4U318 m
Sky Health & Fitness Centre667 m
Elthorne Sports Centre770 m
Goals Gillette Corner969 m

Nearby pharmacies

Pyramid Pharmacy1.0 km

Nearby health

Elthorne Park Surgery1.0 km
Food hygiene (5-star)56% of 18

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

C.P.C. UK LIMITED
GRATIA INTERNATIONAL LTD
HUGH DICKINSON CONSULTANCY SERVICES LIMITED
REMAY LIMITED

Investment

Investment grade, yield and market outlook

42

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,543m
Crossrail 2 route11,033m

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)
5
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
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)
11

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
9 homes · Street Record, STATION YARD, Boston Manor Road, Brentford
Pipeline pressure
NONE

Named schemes (500m)

Street Record, STATION YARD, Boston Manor Road, Brentford9 homes
completed
Rear of 312, Rear of 312, Boston Road, Well Meadow Road, Hanwell, W7 2AL6 homes
completed
60 Burnham Way, Burnham Way, London, W13 9YA3 homes
completed
Dart House, Dart House, Wellmeadow Road, Hanwell, W7 2AL3 homes
completed
93, 93, Burnham Way, West Ealing, W13 9YB2 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 9LR

Full postcodeTW8 9LR
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.494523
Longitude-0.324044
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