Addison · Hammersmith and Fulham · Hammersmith and Chiswick constituency · 51.50333, -0.22149

W12 8RB— Addison, Hammersmith and Fulham

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

High-connectivity investment target

 

Schools 100%Safety 39/100Transport 59/100Yield 3.74%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
39
Schools
100
Transport
59
Environment
72
Investment
64

The bottom line

W12 8RB 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 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+13.8% vs London avg
vs London crime+336.0% vs London avg

Deep-dive guides for W12 8RB

🛡️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 8RB 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 · 5 min walk

KS2: 111.7

★★★

Secondary

The Cardinal Vaughan Memorial RC School

Outstanding · Inspected Nov 2021 · 9 min walk

P8: +1.04A8: 68.0

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

St Anne's & Avondale Park Nursery School

Good · 12 min walk

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

283.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 668.4%

+238% 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

Other39%
Anti-social behaviour18%
Violence & sexual offences17%
Drug offences7%
Theft6%
Robbery5%
Vehicle crime5%
Burglary2%

Stop & search

8.4

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

11

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hammersmith Fire Station (G36) · 824m

Crime is +336% above London average

Property

Prices, sales volume and market trends

Avg floor area54.8 m²

EPC breakdown

C
58%
D
8%

Based on 66 properties · Confidence: high

Street mix

Flat 94%Other 6%

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£137,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,135
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+6.3%

Total change

+304%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.3%

per year

Acceleration

+55.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£97k£97k+0%2
Post-dot-com plateau2004–2004£120k£120k+0%1
Pre-crash peak2006–2007£150k£167k+11.6%2
GFC & correction2011–2012£175k£200k+14.3%1
Help-to-Buy recovery2013–2016£180k£350k+94.4%1.2
Pandemic surge2020–2020£285k£285k+0%1
Rate-rise correction2023–2023£391k£391k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
6%
District
7.1%

CAGR over 14yr 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
2.7 min walk
Shepherds Bush

Nearby stations

Shepherd's Bush (Central) Underground StationCentral
3 min walk
Shepherds Bush Rail StationSouthern · Mildmay
4 min walk
Shepherds BushNational Rail
4 min walk
Goldhawk Road Underground StationCircle · Hammersmith & City
5 min walk
Shepherd's Bush Market Underground StationHammersmith & City · Circle
5 min walk
3 bus routes · 6 stops within 400m · 154 buses/hr peak

89

Walkability score

267

Footpaths (500m)

19

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)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)11
Nearest car park182m
Santander docks (800m)19
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Tesco Hammersmith
638m
🅿️
Olympia London Motorail (P4) Car Park· yes
783m

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 waterNONE
No assessed surface water flood risk
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: 4.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 2.8 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

2 min walk

77%

Recommend GP

77%

Overall GP experience

8

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

109

Restaurants (800m)

34

Cafes (800m)

7

Pubs (400m)

10

Pharmacies (800m)

4

Gyms (1km)

20

Sports (1km)

12

Convenience

Nearest supermarketLidl · 202 m
12 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

90m

Post office

Nearby shops

Maison Souss154 m
Allan's165 m
Fairway Foods166 m
Retail 24178 m

Nearby cafes

1 Goldhawk Road130 m
Liz Cafe147 m
Lucky Bubble179 m
Chaiiwala194 m

Nearby restaurants

Al Forno50 m
PizzaExpress101 m
Spice Grills131 m
Bocconi142 m

Nearby pubs

The Bush Tavern174 m
The Central Bar175 m
Sindercombe Social182 m
Belushi's250 m

Nearby gyms

Fitness First169 m
Carlson Gracie London562 m
City Bouldering694 m
Equilibrium711 m

Nearby pharmacies

Caregrange Pharmacy151 m
Superdrug155 m
Boots207 m
Healthside Pharmacy398 m

Nearby health

Envy Smile136 m
The Bush Doctors140 m
Goldhawk Dental Practice154 m
The Kensington Orthodontic Clinic351 m
Food hygiene (5-star)72% of 358

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
70

High street

A

High street health

Registered businesses

K1A AUTOMOTIVES LTD
NL BORREL EVENTS CIC

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 score38/100
Right-to-buy sales (5yr)Owner-occupier growth signal70

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+11.4%

Rent growth (1yr)

Market liquidity

Future outlook

56.8

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 route8,463m
Crossrail 2 route5,180m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,063 nationally

1,547

Est. population

27,457/km²

56%

Employed

46%

Degree educated

£47,800

Median income

9.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

31

Community stability

Age profile

18%
31%
22%
17%
Under 1818%
18–3432%
35–4922%
50–6417%
65+12%

Tenure

32%
51%
Own outright9%
Own (mortgage)6%
Private rent32%
Social rent51%
Shared ownership1%
Rent free1%

Ethnicity

22%
25%
20%
14%
White British22%
White Other25%
Asian12%
Black20%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine24%
No car household74%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent51%
Private rent32%

vs. London

Income vs London+13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
124
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
11
Local approval rate
71%
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)
56
Largest scheme
134 homes · OSRAM BUILDINGS, OSRAM BUILDINGS, SHEPHERD'S BUSH ROAD, W6 7PY
Pipeline pressure
LOW

Named schemes (500m)

Land rear of 1-43, Land rear of 1-43, Tadmor Street, W1278 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
SINCLAIR MANSIONS (21-40), SINCLAIR MANSIONS (21-40), RICHMOND WAY, W1230 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 8RB

Full postcodeW12 8RB
Postcode districtW12
BoroughLondon Borough of Hammersmith and Fulham
WardAddison
Latitude51.503327
Longitude-0.221491
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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