Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49256, -0.30938

TW8 9NR— Brentford West, Hounslow

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

 

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

Best for: Families

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

Liveability
62
Safety
74
Schools
100
Transport
38
Environment
59
Investment
41

The bottom line

TW8 9NR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

TW8 9NR

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 9NR

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

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How TW8 9NR 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 · 38 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.2km

Crime is +65% above 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£10,512/m²
Price per ft²£977/ft²
Avg floor area69.9 m²

EPC breakdown

C
14%
D
31%
E
9%

Based on 54 properties · Confidence: high

Street mix

Semi 23%Terraced 37%Flat 41%

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£174,750
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)
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

1995–2026 · CAGR

+7.5%

Total change

+845%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

-32.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 106 sales

Property Type Mix

Total: 106 sales

Semi-detached22.6%
Terraced36.8%
Flat/maisonette40.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£147k+71.2%4.7
Post-dot-com plateau2001–2004£228k£331k+45.3%5.8
Pre-crash peak2005–2007£320k£300k-6.2%4.3
GFC & correction2009–2011£295k£480k+62.7%3.3
Help-to-Buy recovery2013–2016£540k£604k+11.9%2.5
Brexit uncertainty2017–2019£722k£465k-35.6%3
Pandemic surge2021–2021£725k£725k+0%3
Rate-rise correction2022–2023£571k£763k+33.6%3
Current market2024–2026£577k£813k+40.9%1.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.3% α
Local
7.6%
District
7.3%
Semi-detached+0% α
Local
7.8%
District
7.8%
Terraced-0.1% α
Local
7.7%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
Trend Position40

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
10.1 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
7 min walk
Northfields Underground StationPiccadilly
10 min walk
South Ealing Underground StationPiccadilly
12 min walk
Boston Manor Underground StationPiccadilly
14 min walk
Acton Town Underground StationPiccadilly · District
29 min walk
No bus stops within 400m

32

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

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

33

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)37
Nearest car park206m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
UWL Car Park
497m
🅿️
Brentford Station Car Park
580m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Syon Park SSSI — 1.8 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

8 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 800 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 524 m
3 tennis courts1 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)

731m

Post office

Nearby shops

The Co-operative Food348 m
Boston Express355 m
Day To Day Food and Wine373 m
Brentford News397 m

Nearby cafes

Blend574 m
Slate Grill575 m
369 cafe & dessert581 m
Bossa Nova Cafe624 m

Nearby restaurants

Fish 'n' Chips344 m
L'Amo407 m
Subway527 m
Starvin marvin576 m

Nearby pubs

The Lord Nelson146 m
The Globe230 m
The King's Arms537 m
The Plough563 m

Nearby gyms

London Fight Academy517 m
Gym135 Fitness Centre524 m

Nearby pharmacies

South Ealing Pharmacy583 m
Harbs Pharmacy607 m
Bramley Pharmacy721 m
Richards Pharmacy851 m

Nearby health

Banning Dental Group442 m
Back 2 Wellbeing598 m
Sarah M Laser and Skin Clinic678 m
The Butts Dental Practice751 m
Food hygiene (5-star)56% of 88

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

35 WHITESTILE ROAD BRENTFORD LIMITED
A TO Z RAIL LTD
ANA VERDUN LONDON LIMITED
LAST MINUTE DRIVE LTD
LIVE LIKE A VIP LIMITED

+4 more

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months1

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

8/100

Velocity score

Future outlook

44.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,529m
Crossrail 2 route10,030m

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)
17
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
26
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
Street Record, 52, York Road, Brentford20 homes
completed
Flat 1, BOSTON LODGE (1-14), 190, Windmill Road, Brentford, W5 4BT14 homes
completed
Carlyle House, Carlyle House, South Ealing Road, London, W5 4RP10 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 9NR

Full postcodeTW8 9NR
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.492559
Longitude-0.309379
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