Shepherd's Bush Green · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50458, -0.21970

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

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

High-connectivity investment target

 

Schools 100%Safety 23/100Transport 63/100Yield 3.74%

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
23
Schools
100
Transport
63
Environment
72
Investment
64

The bottom line

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

The catch: high noise levels nearby.

Less suited to Families.

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Location

W12 8LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for W12 8LP

🛡️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 8LP 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 · 7 min walk

KS2: 111.7

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 7 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 10 min walk

8 primaries · 1 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

84

Road safety score

8

Accidents (5yr)

2

KSI (5yr)

11

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

5

Incidents (1yr)

19

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 992m

Crime is +488% above London average

Property

Prices, sales volume and market trends

Avg floor area51.6 m²

EPC breakdown

B
1%
C
18%
D
12%
E
4%
F
2%

Based on 37 properties · Confidence: high

Street mix

Terraced 57%Flat 36%Other 7%

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£129,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+11.1%

Total change

+2023%

Market Activity

Price Velocity & Acceleration

Current Velocity

+170.4%

per year

Acceleration

+188.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Terraced61.5%
Flat/maisonette38.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£101k£239k+136%1.7
Post-dot-com plateau2001–2002£359k£308k-14.1%1.5
Pre-crash peak2005–2007£1.02m£970k-5.4%1.5
Help-to-Buy recovery2014–2014£795k£795k+0%1
Current market2024–2024£2.15m£2.15m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+12.3% alpha

Terraced+12.3% α
Local
22.2%
District
9.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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 BushMildmay line
0.5 min walk
Shepherds Bush

Nearby stations

Shepherd's Bush (Central) Underground StationCentral
1 min walk
Shepherds Bush Rail StationSouthern · Mildmay
2 min walk
Shepherds BushNational Rail
2 min walk
Shepherd's Bush Market Underground StationHammersmith & City · Circle
6 min walk
Goldhawk Road Underground StationHammersmith & City · Circle
7 min walk
3 bus routes · 7 stops within 400m · 168 buses/hr peak

89

Walkability score

281

Footpaths (500m)

21

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★33 min
Waterloo42 min ↑
Canary Wharf49 min ↑
City37 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

21

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)15
Nearest car park157m
Santander docks (800m)21
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Olympia London Motorail (P4) Car Park· yes
780m

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download444 Mbps
Superfast coverage96%
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
NoiseHIGH
road
Noisier 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 AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.9 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

1 min walk

77%

Recommend GP

77%

Overall GP experience

8

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHammersmith Hospital · 1.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

93

Restaurants (800m)

28

Cafes (800m)

3

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

8

Convenience

Nearest supermarketLidl · 170 m
5 tennis courts1 swimming pools1 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)

124m

Post office

Nearby shops

Retail 2412 m
Wenzel's17 m
Welcome39 m
Allan's40 m

Nearby cafes

Paris-Brest Patisserie23 m
Esquires Coffee House92 m
Caffè Nero103 m
Petit Pret124 m

Nearby restaurants

Taco Bell6 m
Greggs7 m
Chop Chop28 m
su58 m

Nearby pubs

The Central Bar93 m
Belushi's121 m
The Bull203 m
The Stewart Arms274 m

Nearby gyms

Fitness First116 m
Equilibrium527 m
City Bouldering593 m
Holland Park Lawn Tennis Club668 m

Nearby pharmacies

Superdrug78 m
Boots132 m
Caregrange Pharmacy322 m
Faro Pharmacy427 m

Nearby health

The Bush Doctors131 m
Envy Smile307 m
Goldhawk Dental Practice325 m
The Kensington Orthodontic Clinic503 m
Food hygiene (5-star)77% of 293

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
70

High street

A

High street health

Registered businesses

CLICK N BYTE LIMITED
LEEVALE LIMITED
MAGIC MORENO LTD
OPTIMIZER SWITCH LIMITED
RASONS 5 LIMITED

+11 more

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 score34/100
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

59.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,354m
Crossrail 2 route5,134m

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)
35
Live planning apps (800m)
96
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
Local approval rate
73%
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)
50
Largest scheme
122 homes · LAND AT & TO NORTH OF EDWARD WOODS EST., LAND AT & TO NORTH OF EDWARD WOODS EST., ST ANN'S ROAD, W11
Pipeline pressure
LOW

Named schemes (500m)

Land rear of 1-43, Land rear of 1-43, Tadmor Street, W1278 homes
completed
205, 205, Holland Park Avenue, W11 4XB50 homes
completed
KERRINGTON COURT, 148, KERRINGTON COURT, 148, UXBRIDGE ROAD, W1234 homes
completed
SINCLAIR MANSIONS (21-40), SINCLAIR MANSIONS (21-40), RICHMOND WAY, W1230 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 8LP

Full postcodeW12 8LP
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardShepherd's Bush Green
Latitude51.504577
Longitude-0.219699
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