The bottom line
TW9 4BT offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catch: 50 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TW9 4BT scores on each.
Toggle a question above to see how TW9 4BT meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW9 4BT
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Postcode Personality
“Strong, well-rated schools nearby”
How TW9 4BT has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Kew Riverside Primary School
Not yet inspected · 3 min walk
KS2: 106.2
Secondary
Chiswick School
Good · Inspected Jan 2020 · 16 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Windham Nursery School
Not inspected · 16 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
56.2 incidents per 1,000 residents
+6% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Richmond Fire Station · 1.2km
Crime is 14% below 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.
TW9 district median
£605,000
Based on 161 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 17 properties · Confidence: medium
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
2002–2024 · CAGR
+1.8%
Total change
+47%
Market Activity
Price Velocity & Acceleration
Current Velocity
+65.4%
per year
Acceleration
+111.42
change in velocity
Market State
Strong growth
Price Distribution
P25: £700k+ · P75: £700k+ · 40 sales
Property Type Mix
Total: 40 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2002–2004 | £1.15m | £925k | -19.6% | 6.3 |
| Pre-crash peak | 2006–2007 | £958k | £1.20m | +25.3% | 1.5 |
| GFC & correction | 2009–2009 | £1.04m | £1.04m | +0% | 1 |
| Help-to-Buy recovery | 2014–2016 | £1.52m | £900k | -40.9% | 2 |
| Brexit uncertainty | 2017–2018 | £1.36m | £1.52m | +11.9% | 2.5 |
| Pandemic surge | 2020–2021 | £1.40m | £1.57m | +12.7% | 1.5 |
| Rate-rise correction | 2022–2023 | £1.90m | £1.02m | -46.1% | 1 |
| Current market | 2024–2024 | £1.70m | £1.70m | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+-3.6% alpha
CAGR over 19yr 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
Seller'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
30
Walkability score
101
Footpaths (500m)
0
Santander docks (800m)
2.9 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
6
Car parks (800m)
18
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
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: Richmond Park SSSI — 3.8 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
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
KEW MEDICAL PRACTICE
14 HIGH PARK ROAD, KEW, TW9 4BH
7 min walk
64%
Recommend GP
64%
Overall GP experience
1
GPs within 1km
2
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
44
Parks (1km)
0
Restaurants (800m)
3
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
8
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Tap on the Line (705 m)
No restaurants within 800m — nearest: Noodles Kew (658 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.2km
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
+15 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
37
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
47.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 26,698 nationally
1,904
Est. population
5,185/km²
67%
Employed
71%
Degree educated
£47,500
Median income
2.5%
Claimant rate
39
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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