Brentford East · Hounslow · Brentford and Isleworth constituency · 51.49287, -0.30048

TW8 9QQ— Brentford East, Hounslow

Location and area intelligence for TW8 9QQ, Brentford East, Hounslow

The family fortress

 

Schools 100%Safety 76/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
76
Schools
60
Transport
28
Environment
86
Investment
37

The bottom line

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

The catches: high noise levels nearby and 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW8 9QQ

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 9QQ

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW8 9QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Lionel Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 108.1

—

Secondary

Brentford School for Girls

Not yet inspected · Inspected Oct 2024 · 12 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 · 35 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

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 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£7,452/m²
Price per ft²£692/ft²
Avg floor area85.3 m²

EPC breakdown

D
7%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 13%Terraced 87%

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£213,250
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, 100 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

1997–2025 · CAGR

+7.7%

Total change

+705%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.0%

per year

Acceleration

+50.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached13.3%
Terraced86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£77k£155k+101.3%2
Post-dot-com plateau2003–2004£249k£268k+7.4%1.5
GFC & correction2012–2012£360k£360k+0%1
Help-to-Buy recovery2013–2016£295k£500k+69.5%1
Brexit uncertainty2017–2018£495k£520k+5.1%1
Pandemic surge2021–2021£681k£681k+0%1
Rate-rise correction2022–2022£500k£500k+0%1
Current market2025–2025£620k£620k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+5.1% alpha

Terraced+5.1% α
Local
19.5%
District
14.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Ealing Underground StationPiccadilly line
12.3 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
11 min walk
South Ealing Underground StationPiccadilly
13 min walk
Northfields Underground StationPiccadilly
15 min walk
Boston Manor Underground StationPiccadilly
22 min walk
Gunnersbury Rail StationMildmay
22 min walk
No bus stops within 400m

21

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge63 min ↑
Victoria ★51 min
Waterloo63 min ↑
Canary Wharf68 min ↑
City68 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

11

Car parks (800m)

6

EV chargers (800m)

Nearest car park252m
Santander docks (800m)0
Nearest cycle dock4.4 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: 9.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 2.0 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

12 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalClayponds Hospital · 280 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

48

Parks (1km)

13

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Inn (423 m)

Nearest supermarketWawel Tradycyjne Polski Smaki · 807 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

746m

Post office

Nearby shops

Sainsbury's Local298 m
The Co-operative Food313 m
Boston Express411 m
Day To Day Food and Wine436 m

Nearby cafes

Bossa Nova Cafe628 m
Dona's Greek Cafe722 m
Town Bikes Cafe732 m
Cakeberry London734 m

Nearby restaurants

Fish 'n' Chips403 m
Starvin marvin604 m
US Pizza618 m
Pizzaiolo622 m

Nearby pubs

The New Inn423 m
The Lord Nelson585 m
The Brook586 m
The Ealing Oak661 m

Nearby gyms

Gunnersbury Park Sports Hub881 m

Nearby pharmacies

Harbs Pharmacy612 m
South Ealing Pharmacy613 m
Richards Pharmacy900 m

Nearby health

Clayponds Hospital280 m
Banning Dental Group344 m
Sarah M Laser and Skin Clinic686 m
Albany Dental Practice804 m
Food hygiene (5-star)51% of 72

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GREENVISION PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

37

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 owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,910m
Crossrail 2 route9,499m

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)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
10
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)

Great West Quarter (Wallis House), Wallis House - Great West Quarter, Great West Road, Brentford, TW8 9BS755 homes
completed
Wallis House, 961, Great West Quarter, Great West Road, Brentford678 homes
completed
CLAYPONDS HOSPITAL, CLAYPONDS HOSPITAL, CLAYPONDS AVENUE, W564 homes
completed
John Aird House, Greenrod Court (Former John Aird House), Green Dragon Lane, Brentford, TW8 0DR43 homes
completed
Wallis House, Wallis House, 961, Great West Road, Brentford13 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.2%
Ward turnout
32%
Election year
2026
MP
Ruth Cadbury (Labour)
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Rhys WilliamsLabour
Marina Cheri SharmaLabour

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Key facts for TW8 9QQ

Full postcodeTW8 9QQ
Postcode districtTW8
BoroughLondon Borough of Hounslow
WardBrentford East
Latitude51.492871
Longitude-0.300480
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