The bottom line
TW8 9RD 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: 51 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TW8 9RD scores on each.
Toggle a question above to see how TW8 9RD meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW8 9RD
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Postcode Personality
“The family fortress”
How TW8 9RD has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Lionel Primary School
Not yet inspected · Inspected Mar 2025 · 2 min walk
KS2: 108.1
Secondary
Brentford School for Girls
Not yet inspected · Inspected Oct 2024 · 13 min walk
100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km
Childcare
Childcare
Windham Nursery School
Not inspected · 34 min walk
3 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
67.4 incidents per 1,000 residents
-8% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
1
Incidents (1yr)
4
Incidents (5yr)
Nearest station: Acton Fire Station (G26) · 2.1km
Crime is +4% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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
EPC breakdown
Based on 56 properties · Confidence: high
Street mix
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2025 · CAGR
+6.9%
Total change
+599%
Market Activity
Price Velocity & Acceleration
Current Velocity
-30.4%
per year
Acceleration
-26.59
change in velocity
Market State
Downturn
Price Distribution
P25: £75k–£100k · P75: £350k–£400k · 35 sales
Property Type Mix
Total: 35 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £57k | £108k | +91.2% | 1.4 |
| Post-dot-com plateau | 2001–2003 | £148k | £190k | +28.6% | 3 |
| Pre-crash peak | 2005–2007 | £188k | £303k | +60.9% | 2.5 |
| GFC & correction | 2008–2011 | £223k | £305k | +37.1% | 1.3 |
| Help-to-Buy recovery | 2013–2015 | £353k | £369k | +4.7% | 1.7 |
| Brexit uncertainty | 2017–2019 | £320k | £590k | +84.4% | 1 |
| Rate-rise correction | 2022–2022 | £568k | £568k | +0% | 4 |
| Current market | 2025–2025 | £395k | £395k | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+13.1% alpha
Weakest performer
Semi-detached
+0.3% alpha
CAGR over 2yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
15
Walkability score
61
Footpaths (500m)
0
Santander docks (800m)
4.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
11
Car parks (800m)
2
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Syon Park SSSI — 2.1 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ALBANY PRACTICE
BRENTFORD HEALTH CENTRE, BOSTON MANOR ROAD, TW8 8DS
14 min walk
65%
Recommend GP
65%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
56
Parks (1km)
3
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
9
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The New Inn (515 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
2
Cinemas (2km)
898m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
38
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
26.6
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 6,896 nationally
1,484
Est. population
2,899/km²
53%
Employed
41%
Degree educated
5.6%
Claimant rate
47
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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