Addison · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50288, -0.22383

W12 8QQ— Addison, Hammersmith and Fulham

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

High-connectivity investment target

 

Schools 100%Safety 23/100Transport 54/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
23
Schools
90
Transport
54
Environment
71
Investment
65

The bottom line

W12 8QQ 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 8QQ

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 8QQ

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

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Compare W12 8QQ with:

Postcode Personality

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

“High-connectivity investment target”

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How W12 8QQ 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 · 6 min walk

KS2: 104.1

—

Secondary

Sacred Heart High School

Not yet inspected · 13 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

9 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

89

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

4

Incidents (1yr)

14

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 751m

Crime is +488% above London average

Property

Prices, sales volume and market trends

Avg floor area49.2 m²

EPC breakdown

C
11%
D
9%
E
2%

Based on 22 properties · Confidence: medium

Street mix

Terraced 36%Detached 7%Flat 14%Other 43%

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£123,000
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

1996–2014 · CAGR

+6.1%

Total change

+189%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

+35.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Detached12.5%
Terraced62.5%
Flat/maisonette25%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£231k+156.7%1.7
Pre-crash peak2006–2006£490k£490k+0%1
GFC & correction2008–2008£281k£281k+0%1
Help-to-Buy recovery2014–2014£260k£260k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
2.7 min walk
Shepherds Bush

Nearby stations

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

70

Walkability score

274

Footpaths (500m)

14

Santander docks (800m)

0.1 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

18

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)11
Nearest car park228m
Santander docks (800m)14
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tesco Hammersmith
573m

Connectivity

Broadband and mobile coverage

91%

Full fibre

76%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download465 Mbps
Superfast coverage91%
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: 4.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.7 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

9

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

117

Restaurants (800m)

35

Cafes (800m)

6

Pubs (400m)

9

Pharmacies (800m)

5

Gyms (1km)

29

Sports (1km)

9

Convenience

Nearest supermarketLidl · 366 m
19 tennis courts1 swimming pools3 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)

259m

Post office

Nearby shops

Pick 'N' Save53 m
Fairway Foods125 m
Dough & So Bakery241 m
Jazz247 m

Nearby cafes

Liz Cafe26 m
1 Goldhawk Road43 m
Gilass Cafe97 m
Costa183 m

Nearby restaurants

Mikawa Japan16 m
Bocconi31 m
Shu Xiang Ge Hot Pot40 m
Spice Grills41 m

Nearby pubs

The Bush Tavern8 m
Sindercombe Social46 m
The Hawk's Nest213 m
The Defector's Weld276 m

Nearby gyms

Fitness First338 m
Carlson Gracie London432 m
Body & Brain622 m
City Bouldering739 m

Nearby pharmacies

Caregrange Pharmacy23 m
Superdrug288 m
Lime Grove Pharmacy289 m
Gate Pharmacy327 m

Nearby health

Goldhawk Dental Practice20 m
Envy Smile37 m
The Bush Doctors308 m
Richford Gate Medical Practice325 m
Food hygiene (5-star)70% of 350

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
70

High street

A

High street health

Registered businesses

BEAR IN STUDIO LTD
BOCCONI LTD
BRILLIANT FABRICS LTD
CAREGRANGE LIMITED
EQUINOX CONSTRUCTION LIMITED

+15 more

Investment

Investment grade, yield and market outlook

65

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 score40/100
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

57.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,619m
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: 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
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
146
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
16
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)
1
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)

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
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
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 8QQ

Full postcodeW12 8QQ
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardAddison
Latitude51.502877
Longitude-0.223828
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