Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49177, -0.30846

TW8 9NY— Brentford West, Hounslow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 39/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

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

Liveability
61
Safety
76
Schools
100
Transport
39
Environment
57
Investment
42

The bottom line

TW8 9NY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 9NY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+49.0% vs London avg

Deep-dive guides for TW8 9NY

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

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🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How TW8 9NY 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 · 5 min walk

P8: +1.00A8: 63.9

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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.6 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+32% vs borough

Crime by type

Other33%
Anti-social behaviour22%
Violence & sexual offences17%
Vehicle crime12%
Drug offences9%
Robbery3%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.3km

Crime is +49% 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£8,108/m²
Price per ft²£753/ft²
Avg floor area95.4 m²

EPC breakdown

C
4%
D
9%
E
3%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 16%Terraced 84%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£238,500
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 DAnnual charge £1,939
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.2%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

-66.9%

per year

Acceleration

-74.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached16.2%
Terraced83.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£99k£151k+52.6%2.3
Post-dot-com plateau2001–2003£194k£250k+28.9%1.7
Pre-crash peak2005–2007£250k£357k+42.8%2
GFC & correction2008–2011£355k£325k-8.5%1.7
Help-to-Buy recovery2013–2016£385k£548k+42.2%1.3
Brexit uncertainty2017–2019£720k£586k-18.6%1.5
Pandemic surge2021–2021£580k£580k+0%1
Rate-rise correction2023–2023£633k£633k+0%2
Current market2024–2026£731k£261k-64.3%1.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Semi-detached

-0.6% alpha

Terraced-0.1% α
Local
7.6%
District
7.7%
Semi-detached-0.6% α
Local
16.2%
District
16.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
South Ealing Underground StationPiccadilly line
12.4 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

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

32

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

5.0 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

32

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)37
Nearest car park129m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
UWL Car Park
483m
🅿️
Brentford Station Car Park
499m

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: 10.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 52%
Less green space than 90% of London

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

7 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 778 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

43

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 512 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)

796m

Post office

Nearby shops

The Co-operative Food270 m
Brentford News303 m
Boston Express382 m
Day To Day Food and Wine408 m

Nearby cafes

Blend512 m
Bossa Nova Cafe681 m
Slate Grill682 m
369 cafe & dessert688 m

Nearby restaurants

L'Amo313 m
Fish 'n' Chips368 m
Subway505 m
Starvin marvin633 m

Nearby pubs

The Lord Nelson46 m
The Globe169 m
The King's Arms469 m
The Brook471 m

Nearby gyms

London Fight Academy624 m
Gym135 Fitness Centre630 m

Nearby pharmacies

South Ealing Pharmacy642 m
Harbs Pharmacy664 m
Bramley Pharmacy827 m
Brent Pharmacy922 m

Nearby health

Banning Dental Group347 m
The Butts Dental Practice657 m
Back 2 Wellbeing705 m
Sarah M Laser and Skin Clinic739 m
Food hygiene (5-star)59% of 86

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

MILO HOSPITALITY LTD
RHIAN HOWELL LTD
VAXY 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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

38.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,468m
Crossrail 2 route9,933m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,254 nationally

1,895

Est. population

10,205/km²

60%

Employed

43%

Degree educated

6.3%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

25%
19%
25%
20%
Under 1826%
18–3419%
35–4925%
50–6420%
65+11%

Tenure

17%
26%
17%
38%
Own outright17%
Own (mortgage)26%
Private rent17%
Social rent38%
Shared ownership0%
Rent free1%

Ethnicity

40%
19%
White British40%
White Other19%
Asian12%
Black13%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household37%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent38%
Private rent17%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
2
Local approval rate
67%
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)

Middlesex Court, 26, Glenhurst Road, Brentford41 homes
completed
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
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 9NY

Full postcodeTW8 9NY
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.491772
Longitude-0.308457
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