Shepherd's Bush Green · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50556, -0.22395

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

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

High-connectivity investment target

 

Schools 100%Safety 23/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
23
Schools
100
Transport
59
Environment
72
Investment
50

The bottom line

W12 8AR offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

W12 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 8AR

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

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Postcode Personality

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

“High-connectivity investment target”

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How W12 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Stephen's CofE Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 112.8

—

Secondary

Sacred Heart High School

Not yet inspected · 17 min walk

P8: +0.78A8: 63.4

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Randolph Beresford Early Years Centre

Not inspected · 10 min walk

12 primaries · 2 secondaries · 0 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)

7

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 1.0km

Crime is +488% 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.

W12 district median

£625,000

Based on 405 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,515/m²
Price per ft²£512/ft²
Avg floor area42 m²

EPC breakdown

C
3%
D
1%
E
2%
F
1%

Based on 7 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£105,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,459
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+0.6%

Total change

+9%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

+11.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£206k£206k+0%1
Help-to-Buy recovery2015–2015£318k£318k+0%1
Rate-rise correction2023–2023£250k£250k+0%1
Current market2025–2025£225k£225k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Shepherd's Bush Market Underground StationCircle line
2.1 min walk
Shepherds Bush

Nearby stations

Shepherd's Bush Market Underground StationHammersmith & City · Circle
2 min walk
Shepherd's Bush (Central) Underground StationCentral
5 min walk
Goldhawk Road Underground StationHammersmith & City · Circle
5 min walk
Shepherds Bush Rail StationSouthern · Mildmay
5 min walk
Shepherds BushNational Rail
5 min walk
No bus stops within 400m

69

Walkability score

254

Footpaths (500m)

14

Santander docks (800m)

0.3 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

20

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)40
Nearest car park329m
Santander docks (800m)14
Nearest cycle dock0.3 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 5G97%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 96% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.0 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

5 min walk

77%

Recommend GP

77%

Overall GP experience

17

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

122

Restaurants (800m)

31

Cafes (800m)

4

Pubs (400m)

10

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

9

Convenience

Nearest supermarketMarks & Spencer · 425 m
3 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

344m

Post office

Nearby shops

Essentials44 m
Yogi Smurti Newsagents51 m
Dough & So Bakery87 m
Pretolia174 m

Nearby cafes

No 1 Coffee & Restaurant60 m
Afters115 m
Chaiiwala117 m
Coffee Works134 m

Nearby restaurants

Tian Fu38 m
Chicken 16245 m
Little Lahore46 m
Pepe's61 m

Nearby pubs

The Defector's Weld39 m
The Green70 m
Sindercombe Social257 m
The Bull280 m

Nearby gyms

Fitness First401 m
City Bouldering443 m
Equilibrium658 m
Powerleague Shepherds Bush701 m

Nearby pharmacies

Superdrug240 m
Green Light Pharmacy263 m
Caregrange Pharmacy283 m
Boots360 m

Nearby health

Envy Smile277 m
Goldhawk Dental Practice284 m
The Bush Doctors392 m
The Bush Dental Clinic437 m
Food hygiene (5-star)71% of 363

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
70

High street

A

High street health

Registered businesses

GAGAUK LTD
LAKE SH LONDON LTD
SPICE OF CHINA LIMITED
TF CH LONDON LTD
THE ARTFUL CLAYHOUSE LTD

+1 more

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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 score39/100
Right-to-buy sales (5yr)Owner-occupier growth signal70
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

72.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,660m
Crossrail 2 route5,446m

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

Urban coreMedium 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
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
92
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
23
Local approval rate
77%
Borough approval rate
83%
Opportunity area
White City
CIL rate (residential)
£300/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
2383
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
B.B.C. LIME GROVE STUDIOS, B.B.C. LIME GROVE STUDIOS, LIME GROVE, W1252 homes
completed
SULGRAVE HOUSE, SULGRAVE HOUSE, WOODGER ROAD, W1236 homes
completed
KERRINGTON COURT, 148, KERRINGTON COURT, 148, UXBRIDGE ROAD, W1234 homes
completed
Five Star Car Wash, 10B, Five Star Car Wash, 10B, Shepherd's Bush Road, W6 7PJ30 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 8AR

Full postcodeW12 8AR
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardShepherd's Bush Green
Latitude51.505558
Longitude-0.223955
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