Shepherd's Bush Green · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50625, -0.22060

W12 8AG— Shepherd's Bush Green, Hammersmith and Fulham

Location and area intelligence for W12 8AG, Shepherd's Bush Green, Hammersmith and Fulham

High-connectivity investment target

 

Schools 100%Safety 23/100Transport 50/100Yield 3.74%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
58
Safety
23
Schools
100
Transport
50
Environment
72
Investment
60

The bottom line

W12 8AG offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

W12 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+488.0% vs London avg

Deep-dive guides for W12 8AG

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

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Compare W12 8AG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ Very high crime🍕 Buzzing

“High-connectivity investment target”

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How W12 8AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Addison Primary School

Not yet inspected · Inspected Feb 2025 · 9 min walk

KS2: 111.7

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 8 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 9 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

382.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 840.2%

+356% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other38%
Violence & sexual offences17%
Anti-social behaviour14%
Drug offences8%
Theft8%
Robbery6%
Vehicle crime5%
Burglary4%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

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: Hammersmith Fire Station (G36) · 1.2km

Crime is +488% above London average

Property

Prices, sales volume and market trends

Avg floor area68 m²

EPC breakdown

B
1%
C
3%

Based on 4 properties · Confidence: low

LHA rates — Inner West London

Shared room£760/mo
1 bedroom£1350/mo
2 bedrooms£1625/mo
3 bedrooms£2050/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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£170,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsTimber frame, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,459
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Shepherd's BushMildmay line
2.3 min walk
Shepherds Bush

Nearby stations

Shepherds Bush Rail StationMildmay · Southern
3 min walk
Shepherds BushNational Rail
3 min walk
Shepherd's Bush (Central) Underground StationCentral
3 min walk
Shepherd's Bush Market Underground StationCircle · Hammersmith & City
5 min walk
Wood Lane Underground StationCircle · Hammersmith & City
6 min walk
3 bus routes · 5 stops within 400m · 162 buses/hr peak

91

Walkability score

300

Footpaths (500m)

19

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★37 min
Waterloo45 min ↑
Canary Wharf53 min ↑
City41 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

23

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)50
Nearest car park248m
Santander docks (800m)19
Nearest cycle dock0.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G97%

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: 14.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 96% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.1 km

Energy

Solar: 855 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): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield854.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE BUSH DOCTORS

16-17 WEST 12 SHOPPING CENTRE, SHEPHERDS BUSH GREEN, W12 8PP

4 min walk

77%

Recommend GP

77%

Overall GP experience

13

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHammersmith Hospital · 1.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

100

Restaurants (800m)

31

Cafes (800m)

3

Pubs (400m)

7

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

12

Convenience

Nearest supermarketWaitrose · 104 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
929 licensed premises in borough383 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

306m

Post office

Nearby shops

Pretolia164 m
Maison Souss179 m
Allan's185 m
Retail 24194 m

Nearby cafes

The Grand Caffe Concerto53 m
Caffe Concerto109 m
The Alley152 m
T4 Tea For U173 m

Nearby restaurants

Rudy's Pizza Napoletana46 m
Sticks'n'Sushi51 m
Flat Iron Westfield London57 m
Mandaloun59 m

Nearby pubs

The Bull34 m
The Defector's Weld282 m
The Central Bar289 m
Belushi's294 m

Nearby gyms

Fitness First313 m
City Bouldering397 m
Equilibrium423 m
Holland Park Lawn Tennis Club738 m

Nearby pharmacies

Superdrug179 m
Boots275 m
Faro Pharmacy348 m
Caregrange Pharmacy416 m

Nearby health

The Bush Doctors326 m
Envy Smile403 m
Goldhawk Dental Practice418 m
The Bush Dental Clinic664 m
Food hygiene (5-star)71% of 332

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
70

High street

A

High street health

Registered businesses

A7 TRADING LIMITED
ALJ AESTHETIC CLINIC LTD
CHIMAMANDA SOCIAL CLUB LTD
HOPE TALENT SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,950London avg: £1,950/mo
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score36/100
Right-to-buy sales (5yr)Owner-occupier growth signal70

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.4%

Rent growth (1yr)

Market liquidity

Future outlook

56.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,439m
Crossrail 2 route5,276m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,613 nationally

2,263

Est. population

6,373/km²

63%

Employed

56%

Degree educated

£43,000

Median income

7.8%

Claimant rate

Inner cityMedium densityYoung professionals

26

Community stability

Age profile

18%
36%
20%
19%
Under 1818%
18–3436%
35–4920%
50–6419%
65+7%

Tenure

47%
31%
Own outright10%
Own (mortgage)9%
Private rent47%
Social rent32%
Shared ownership2%
Rent free0%

Ethnicity

28%
24%
15%
17%
White British28%
White Other24%
Asian15%
Black17%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household72%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Private rent47%
Social rent32%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
35
Live planning apps (800m)
66
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
19
Local approval rate
72%
Borough approval rate
83%
Opportunity area
White City
CIL rate (residential)
£300/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
2354
Largest scheme
1465 homes · 54, 54, Wood Lane, W12 7RQ
Pipeline pressure
LOW

Named schemes (500m)

Land rear of 1-43, Land rear of 1-43, Tadmor Street, W1278 homes
completed
KERRINGTON COURT, 148, KERRINGTON COURT, 148, UXBRIDGE ROAD, W1234 homes
completed
Kerrington Court, 148, Kerrington Court, 148, Uxbridge Road, Shepherds Bush, W12 8AA24 homes
completed
ST CLEMENTS SCHOOL, ST CLEMENTS SCHOOL, TREADGOLD STREET, W1113 homes
completed
25 And 27, 25 And 27, Wood Lane, W12 7DP13 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.4%
Ward turnout
39%
Election year
2026
MP
Andy Slaughter (Labour)
MP majority
15,290
Constituency
Hammersmith and Chiswick

Councillors

Zarar QayyumLabour
Mercy UmehLabour

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Key facts for W12 8AG

Full postcodeW12 8AG
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardShepherd's Bush Green
Latitude51.506254
Longitude-0.220599
Parliamentary constituencyHammersmith and Chiswick
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