Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49227, -0.30616

TW8 9PP— Brentford West, Hounslow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 37/100Yield 3.83%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
76
Schools
60
Transport
37
Environment
58
Investment
48

The bottom line

TW8 9PP 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 9PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+49.0% vs London avg

Deep-dive guides for TW8 9PP

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How TW8 9PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mount Carmel Catholic Primary School

Not yet inspected · 8 min walk

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 10 min walk

P8: +0.24A8: 47.5

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)

2

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

Prices, sales volume and market trends

Avg floor area83.6 m²

EPC breakdown

C
3%
D
5%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 100%

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£209,000
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, 250 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

1999–2011 · CAGR

+8.4%

Total change

+164%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

+1.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£118k£170k+44.1%2
Post-dot-com plateau2001–2001£187k£187k+0%1
Pre-crash peak2007–2007£365k£365k+0%1
GFC & correction2008–2011£335k£311k-7.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
11.7 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
7 min walk
South Ealing Underground StationPiccadilly
12 min walk
Northfields Underground StationPiccadilly
12 min walk
Boston Manor Underground StationPiccadilly
17 min walk
Gunnersbury Rail StationMildmay
27 min walk
No bus stops within 400m

29

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

4.8 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

34

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)37
Nearest car park52m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Brentford Station Car Park
597m
🅿️
UWL Car Park
646m

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: 10.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 22%
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 · 612 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

29

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketWawel Tradycyjne Polski Smaki · 764 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
883 licensed premises in borough281 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

718m

Post office

Nearby shops

The Co-operative Food129 m
Boston Express274 m
Day To Day Food and Wine308 m
Sainsbury's Local315 m

Nearby cafes

Bossa Nova Cafe595 m
Blend639 m
Cakeberry London675 m
Dona's Greek Cafe694 m

Nearby restaurants

Fish 'n' Chips258 m
L'Amo397 m
Starvin marvin550 m
US Pizza565 m

Nearby pubs

The Lord Nelson194 m
The Globe320 m
The New Inn442 m
The Brook457 m

Nearby gyms

London Fight Academy667 m
Gym135 Fitness Centre674 m

Nearby pharmacies

South Ealing Pharmacy559 m
Harbs Pharmacy576 m
Richards Pharmacy862 m
Bramley Pharmacy865 m

Nearby health

Banning Dental Group246 m
Clayponds Hospital612 m
Sarah M Laser and Skin Clinic657 m
The Butts Dental Practice720 m
Food hygiene (5-star)59% of 82

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

EAST AFRICA BUY & SALE LTD
IFKA CONSULTING LIMITED
MARZ GROUP (U.K) LTD
SAMBOSA CATERING & SERVICES LTD
VBS BEAUMONT LTD

Investment

Investment grade, yield and market outlook

48

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

26

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,307m
Crossrail 2 route9,817m

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)
13
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
55%
Historic landfill (400m)
2
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)
30
Largest scheme
755 homes · Great West Quarter (Wallis House), Wallis House - Great West Quarter, Great West Road, Brentford, TW8 9BS
Pipeline pressure
NONE

Named schemes (500m)

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
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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Compare Hounslow with nearby boroughs:

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Key facts for TW8 9PP

Full postcodeTW8 9PP
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.492270
Longitude-0.306163
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