Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49084, -0.30885

TW8 9PF— Brentford West, Hounslow

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

 

Schools 100%Safety 74/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
58
Safety
74
Schools
100
Transport
40
Environment
57
Investment
39

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

TW8 9PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for TW8 9PF

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

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How TW8 9PF 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 · 4 min walk

KS2: 107.7

★★★

Secondary

Gunnersbury Catholic School

Outstanding · Inspected Jan 2023 · 6 min walk

P8: +1.00A8: 63.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 35 min walk

6 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)

5

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,868/m²
Price per ft²£452/ft²
Avg floor area101.5 m²

EPC breakdown

C
2%
D
6%

Based on 8 properties · Confidence: low

Street mix

Semi 38%Terraced 25%Flat 38%

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£253,750
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)
RoofPitched, 150 mm loft insulation
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

1995–2024 · CAGR

+7.1%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.4%

per year

Acceleration

-66.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached37.5%
Terraced25%
Flat/maisonette37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£64k£118k+85.8%1.5
Post-dot-com plateau2004–2004£193k£193k+0%1
Pre-crash peak2006–2006£320k£320k+0%1
GFC & correction2012–2012£346k£346k+0%1
Help-to-Buy recovery2013–2016£223k£414k+85.7%1.3
Brexit uncertainty2017–2017£705k£705k+0%1
Pandemic surge2020–2020£615k£615k+0%2
Rate-rise correction2022–2023£475k£652k+37.2%1
Current market2024–2024£460k£460k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
12.4 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

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

30

Walkability score

45

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

35

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)37
Nearest car park106m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Brentford Station Car Park
393m
🅿️
UWL Car Park
404m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 90% of London

Nearest SSSI: Syon Park SSSI — 1.7 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

6 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 855 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

45

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 434 m
3 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)

2

Cinemas (2km)

839m

Post office

Nearby shops

Brentford News203 m
The Co-operative Food312 m
Sainsbury's Local437 m
Boston Express486 m

Nearby cafes

Blend407 m
Boston Manor House Cafe696 m
Slate Grill766 m
369 cafe & dessert770 m

Nearby restaurants

L'Amo212 m
Subway419 m
Fish 'n' Chips471 m
Starvin marvin740 m

Nearby pubs

The Lord Nelson61 m
The Globe76 m
The King's Arms362 m
The Brook410 m

Nearby gyms

London Fight Academy708 m
Gym135 Fitness Centre714 m

Nearby pharmacies

South Ealing Pharmacy749 m
Harbs Pharmacy770 m
Brent Pharmacy822 m
Bramley Pharmacy911 m

Nearby health

Banning Dental Group349 m
The Butts Dental Practice557 m
Back 2 Wellbeing787 m
Brentford Health and Dental822 m
Food hygiene (5-star)61% of 72

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

TALIS KARKLINS LIMITED
THE FAIRY GODMOTHER PROJECT LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
Sales last 12 months0

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

4/100

Velocity score

Future outlook

39.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,499m
Crossrail 2 route9,909m

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)
36
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
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)
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
51 Carlyle Road & 29A Junction Road, Junction Road, London, W5 4XP9 homes
completed
92 - 94, 92, Windmill Road, Brentford, TW8 9NA5 homes
completed
Windmill Road Car Park, Windmill Road, Brentford5 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 9PF

Full postcodeTW8 9PF
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.490843
Longitude-0.308852
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