Addison · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50193, -0.22620

W12 8DA— Addison, Hammersmith and Fulham

Location and area intelligence for W12 8DA, Addison, Hammersmith and Fulham

High-connectivity investment target

 

Schools 100%Safety 42/100Transport 57/100Yield 3.74%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
42
Schools
100
Transport
57
Environment
71
Investment
64

The bottom line

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

Less suited to Families.

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Location

W12 8DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+315.0% vs London avg

Deep-dive guides for W12 8DA

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

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“High-connectivity investment target”

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How W12 8DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Miles Coverdale Primary School

Outstanding · Inspected Mar 2024 · 4 min walk

KS2: 108.3

—

Secondary

Sacred Heart High School

Not yet inspected · 12 min walk

P8: +0.78A8: 63.4

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Vanessa Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

269.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 210.3%

+222% 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

Other35%
Violence & sexual offences24%
Anti-social behaviour11%
Drug offences8%
Theft7%
Vehicle crime7%
Robbery4%
Burglary4%

Stop & search

16.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 659m

Crime is +315% above London average

Property

Prices, sales volume and market trends

Avg floor area47.7 m²

EPC breakdown

B
2%
C
24%
D
12%

Based on 38 properties · Confidence: high

Street mix

Terraced 24%Flat 65%Other 12%

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£119,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+11.1%

Total change

+1018%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.1%

per year

Acceleration

-224.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Terraced26.7%
Flat/maisonette73.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£55k£240k+336.4%1
Post-dot-com plateau2001–2004£375k£285k-24%1
Pre-crash peak2006–2006£238k£238k+0%2
GFC & correction2008–2010£258k£195k-24.3%1.5
Help-to-Buy recovery2013–2013£629k£629k+0%3
Brexit uncertainty2018–2018£615k£615k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+14.6% alpha

Flat/maisonette+14.6% α
Local
19.5%
District
4.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Goldhawk Road Underground StationCircle line
0.4 min walk
Shepherds Bush

Nearby stations

Goldhawk Road Underground StationHammersmith & City · Circle
0 min walk
Shepherd's Bush Market Underground StationCircle · Hammersmith & City
5 min walk
Shepherd's Bush (Central) Underground StationCentral
7 min walk
Shepherds Bush Rail StationMildmay · Southern
9 min walk
Shepherds BushNational Rail
9 min walk
No bus stops within 400m

64

Walkability score

232

Footpaths (500m)

12

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

17

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)11
Nearest car park65m
Santander docks (800m)12
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Hammersmith
503m

Connectivity

Broadband and mobile coverage

100%

Full fibre

52%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed372 Mbps
Median download379 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 waterLOW
Low
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: 4.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.5 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

7 min walk

77%

Recommend GP

77%

Overall GP experience

9

GPs within 1km

14

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCharing Cross Hospital · 1.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

103

Restaurants (800m)

28

Cafes (800m)

4

Pubs (400m)

8

Pharmacies (800m)

7

Gyms (1km)

39

Sports (1km)

7

Convenience

Nearest supermarketAl-Dimashqi · 522 m
26 tennis courts1 swimming pools4 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)

505m

Post office

Nearby shops

Jazz74 m
B & Y Tropical Foods93 m
TM African food119 m
Jackmans Irish Meat Market137 m

Nearby cafes

Costa38 m
Swallow Coffee Shop86 m
Gilass Cafe100 m
Bertotti Pure Italian219 m

Nearby restaurants

Hot-Pot64 m
Zippy Diner78 m
Rostomia80 m
Sofos82 m

Nearby pubs

The Hawk's Nest98 m
The Shepherd and Flock163 m
The Bush Tavern194 m
Sindercombe Social206 m

Nearby gyms

Carlson Gracie London283 m
Body & Brain470 m
Pilates West687 m
St Paul's Girls' Swimming Pool723 m

Nearby pharmacies

Lime Grove Pharmacy125 m
Gate Pharmacy162 m
Fitness Fuel & Pharmacy on Wheels178 m
Caregrange Pharmacy217 m

Nearby health

Richford Gate Medical Practice162 m
Goldhawk Road Dental Centre196 m
Goldhawk Dental Practice214 m
Envy Smile232 m
Food hygiene (5-star)65% of 318

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

1A WELLS ROAD MANAGEMENT LIMITED
ALPHA ACCOUNTING & ANALYTICS CONSULTANCY LTD
ATTITUDE INC LTD
PICTURE REFINERY LIMITED

Investment

Investment grade, yield and market outlook

64

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 score35/100
Right-to-buy sales (5yr)Owner-occupier growth signal70

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+11.4%

Rent growth (1yr)

Market liquidity

Future outlook

50.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,775m
Crossrail 2 route5,398m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,375 nationally

1,566

Est. population

14,407/km²

73%

Employed

61%

Degree educated

£45,900

Median income

10.5%

Claimant rate

Inner cityHigh densityYoung professionals

23

Community stability

Age profile

46%
22%
14%
Under 1812%
18–3446%
35–4922%
50–6414%
65+6%

Tenure

57%
18%
Own outright9%
Own (mortgage)13%
Private rent57%
Social rent18%
Shared ownership3%
Rent free0%

Ethnicity

30%
29%
14%
White British30%
White Other29%
Asian14%
Black9%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine17%
No car household73%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent57%
Social rent18%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
193
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
20
Local approval rate
73%
Borough approval rate
83%
Opportunity area
No
CIL rate (residential)
£300/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
66
Largest scheme
134 homes · OSRAM BUILDINGS, OSRAM BUILDINGS, SHEPHERD'S BUSH ROAD, W6 7PY
Pipeline pressure
LOW

Named schemes (500m)

248, 248, Hammersmith Grove, 87-93 Goldhawk Road, W6 7EP63 homes
completed
61 RICHFORD GATE, 61, 61 RICHFORD GATE, 61, RICHFORD STREET, W658 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

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.6%
Ward turnout
34%
Election year
2026
MP
Andy Slaughter (Labour)
MP majority
15,290
Constituency
Hammersmith and Chiswick

Councillors

Jacolyn DalyLabour
Ross MeltonLabour

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Key facts for W12 8DA

Full postcodeW12 8DA
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardAddison
Latitude51.501933
Longitude-0.226199
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