Addison · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50207, -0.22449

W12 8NN— Addison, Hammersmith and Fulham

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

High-connectivity investment target

 

Schools 100%Safety 42/100Transport 55/100Yield 3.74%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
42
Schools
90
Transport
55
Environment
71
Investment
64

The bottom line

W12 8NN 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 8NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W12 8NN

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

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Postcode Personality

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“High-connectivity investment target”

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How W12 8NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Flora Gardens Primary School

Good · Inspected Jun 2022 · 5 min walk

KS2: 104.1

—

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 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Vanessa Nursery School

Not inspected · 9 min walk

11 primaries · 3 secondaries · 0 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 661m

Crime is +315% above London average

Property

Prices, sales volume and market trends

Avg floor area105.5 m²

EPC breakdown

C
9%
D
2%
E
7%

Based on 18 properties · Confidence: medium

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£263,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2014–2023 · CAGR

+3.1%

Total change

+32%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.7%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£323k£323k+0%2
Rate-rise correction2023–2023£425k£425k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
1.9 min walk
Shepherds Bush

Nearby stations

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

68

Walkability score

286

Footpaths (500m)

14

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

16

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)11
Nearest car park184m
Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Tesco Hammersmith
487m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.6 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

6 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 · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

115

Restaurants (800m)

33

Cafes (800m)

6

Pubs (400m)

10

Pharmacies (800m)

7

Gyms (1km)

37

Sports (1km)

9

Convenience

Nearest supermarketLidl · 430 m
24 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

474m

Post office

Nearby shops

Pick 'N' Save73 m
Fairway Foods128 m
Jazz188 m
B & Y Tropical Foods199 m

Nearby cafes

Gilass Cafe66 m
Costa126 m
Liz Cafe126 m
1 Goldhawk Road142 m

Nearby restaurants

Ho-Ja68 m
Muyang69 m
Flamingo71 m
Hot-Pot95 m

Nearby pubs

The Bush Tavern104 m
Sindercombe Social134 m
The Hawk's Nest181 m
The Richmond276 m

Nearby gyms

Carlson Gracie London331 m
Fitness First412 m
Body & Brain521 m
St Paul's Girls' Swimming Pool694 m

Nearby pharmacies

Caregrange Pharmacy123 m
Gate Pharmacy227 m
Lime Grove Pharmacy237 m
Fitness Fuel & Pharmacy on Wheels295 m

Nearby health

Goldhawk Dental Practice120 m
Envy Smile136 m
Richford Gate Medical Practice226 m
The Kensington Orthodontic Clinic302 m
Food hygiene (5-star)71% of 354

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

WEST LONDON BEAUTY ACADEMY 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 score39/100
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

58.6

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 route8,658m
Crossrail 2 route5,300m

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)
17
Live planning apps (800m)
182
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
18
Local approval rate
74%
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)
58
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 8NN

Full postcodeW12 8NN
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardAddison
Latitude51.502069
Longitude-0.224494
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
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