RENTAL VALUATION
SW13

Barnes

A riverside village with a pond, a green and a common, where Georgian and Victorian houses sit a short walk from the Thames. Barnes feels a world away from central London, yet trains reach Waterloo in around 20 minutes.

Barnes Pond and the village green
Barnes Pond · Mark Percy / Geograph · CC BY-SA 2.0 · cropped

Short-let homes in this area

Morden Road, South Wimbledon
Morden Road
South Wimbledon
 guests
5 bedrooms
3 bathrooms
View property →
Sulgrave Road, Hammersmith
Short let
Sulgrave Road
Brook Green, Hammersmith
10 guests
5 bedrooms
4 bathrooms
View property →
Dawes Road, Fulham
Short let
Dawes Road
Fulham
8 guests
4 bedrooms
2 bathrooms
View property →
Dawes Road apartment, Fulham
Short let
Dawes Road
Fulham
4 guests
1 bedrooms
1 bathrooms
View property →
Tintern Street apartment, Clapham
Short let
Tintern Street
Clapham
4 guests
2 bedrooms
1 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
10 guests
5 bedrooms
3 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
10 guests
5 bedrooms
4 bathrooms
View property →
Open-plan kitchen and dining room with garden doors at Gayville Road, Battersea
Short let
Gayville Road
Battersea
4 guests
2 bedrooms
1 bathrooms
View property →
Tregunter Road, Chelsea
Short let
Tregunter Road
Chelsea
6 guests
3 bedrooms
2 bathrooms
View property →
Novello Street townhouse, Parsons Green, Fulham
Short let
Novello Street
Parsons Green, Fulham
6 guests
3 bedrooms
3 bathrooms
View property →

Plan your stay

Tell us what you need.

Let us find or coordinate the ideal short let or serviced apartment base in South West London. Complete the enquiry and our team will get in touch to clarify options.

Telephone

020 3070 2666

Email

info@southwestshared.co.uk

Putney office

131 Putney Bridge Road, Unit 7, London SW15 2PA

Check Stay Availability

South West London / Area guide

Living in Barnes

A riverside village with a pond, a green and a common, where Georgian and Victorian houses sit a short walk from the Thames. Barnes feels a world away from central London, yet trains reach Waterloo in around 20 minutes.

Explore the guide
Find a home in
Barnes
Photograph awaiting approval
Barnes Pond and the village green
Barnes Pond · Mark Percy / Geograph · CC BY-SA 2.0 · cropped

At a glance

A sense of the neighbourhood

Typical sale price

£785k – £1.85m
Data coming soon
Middle 50% of 177 sales · median £1.25m · HM Land Registry, Aug 2025 – Aug 2026

Monthly rent

£1,950 – £2,980 pcm
Data coming soon
Two-bed, middle 50% of recorded SW13 rents · ONS, Apr 2025 – Mar 2026
Nearest station

Journey time

Barnes · South Western Railway
Data coming soon
Source: TfL Journey Planner · Barnes and Barnes Bridge stations · checked 24 October 2026

Setting

Village by the river
Data coming soon
Source: Richmond Council conservation area information · checked 24 October 2026

Postal area

SW13
Data coming soon
Source: Royal Mail postcode areas · London Borough of Richmond upon Thames

Connections

South Western Railway
Data coming soon
Via Barnes and Barnes Bridge stations, with the Tube at Hammersmith · TfL, checked 24 October 2026

Quick answer

What is living in
Barnes
like?

Barnes sits in a loop of the Thames, with the river on three sides and Barnes Common on the fourth. The village centre, around the pond, Church Road and the High Street, has independent shops, restaurants and a weekly farmers’ market. Most homes are Victorian and Edwardian houses, with grand Georgian villas along Castelnau and the riverside. There is no Tube, but Barnes and Barnes Bridge stations run to Waterloo, and Hammersmith is across the bridge. Life here is quieter and greener than most of London, so it pays to walk the streets around each home at different times of day.

Why people love
Barnes

A village on the river.

Photograph awaiting approval
Barnes Railway Bridge over the Thames
Barnes Railway Bridge · The wub / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending

A village on the river

The Thames curls around Barnes on three sides, with towpath walks, the Wetland Centre and Barnes Common all close to home.

An independent village centre

Church Road, the High Street and White Hart Lane have independent shops, cafés and restaurants, plus a Saturday farmers’ market.

Georgian, Victorian and Edwardian homes

From Georgian villas on Castelnau and The Terrace to Victorian family houses near the common, Barnes has some of south-west London’s finest period streets.

Landmarks & what it’s famous for

A neighbourhood shaped by the pond, the river and the wetlands

Three places to orient yourself, from the pond at the heart of the village to the wetland reserve by the river and a former recording studio on Church Road.

Photograph awaiting approval
Barnes Pond on the village green
Barnes Pond · Marathon / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending
1
 / 
Village pond

Barnes Pond & Green

The pond and green at the heart of the village, by Church Road and the High Street.

The pond and green at the heart of Barnes village.
51.47377
-0.24688
barnes
Photograph awaiting approval
Lakes and reed beds at the London Wetland Centre
London Wetland Centre · Jim Linwood / Wikimedia Commons · CC BY 2.0 · cropped
Illustrative image · location approval pending
2
 / 
Wetland reserve

London Wetland Centre

A large wetland nature reserve beside the Thames on Queen Elizabeth’s Walk. Check opening times before visiting.

The WWT wetland nature reserve beside the Thames on Queen Elizabeth’s Walk.
51.47860
-0.23310
barnes
Photograph awaiting approval
Olympic Studios on Church Road, Barnes
Olympic Studios · Ewan Munro / Wikimedia Commons · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending
3
 / 
Cinema & club

Olympic Studios

The former recording studios on Church Road, now a cinema, members’ club and café.

The former recording studios at 117 Church Road, now a cinema and members’ club.
51.47500
-0.24187
barnes
Schematic preview · not to scale · not for navigation

Selected landmark

Landmark

Select a landmark card or marker.

Why people move here

Find the setting that feels like home.

For some, it is a walk along the river before work. For others, it is a family house near the common, a few minutes from the station and the village shops.

A practical shortlist

Compare tenure, condition and outdoor space for each property. Then check flood-risk information near the river, walk the route to the station and see the street at different times of day.

Local context, not a market forecast

No demand, growth or investment claims are implied. Figures are dated snapshots from public data.

Photograph awaiting approval
Georgian houses on The Terrace, Barnes
The Terrace · Edwardx / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending

Neighbourhood pockets

Four ways to find your Barnes

Use these local descriptions as starting points, not fixed boundaries. Explore the streets and routes around each home.

Photograph awaiting approval
Barnes Pond and village houses
Barnes Pond · Marathon / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Barnes Village & the Pond

The heart of Barnes, around the pond, Church Road and the High Street, with cottages, period houses and flats above shops close to everything.

barnes
Photograph awaiting approval
Villas on Castelnau, Barnes
Castelnau · Lewis Clarke / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Castelnau

The broad avenue leading to Hammersmith Bridge, lined with large semi-detached Georgian and early-Victorian villas set back behind front gardens.

barnes
Photograph awaiting approval
Barnes Bridge over the Thames
Barnes Bridge · Graeme Kerr / Wikimedia Commons · CC BY 2.5 · cropped
Illustrative image · location approval pending

The Terrace & Barnes Bridge

Elegant Georgian houses facing the Thames along The Terrace, by Barnes Bridge station and the Boat Race course.

barnes
Photograph awaiting approval
Heath and trees on Barnes Common
Barnes Common · Mark Percy / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Barnes Common & the station

Victorian and Edwardian streets between Barnes Common and the station. Treat this as an editorial starting point, not an official Barnes boundary.

barnes

Property market

Understanding
Barnes
’s sales market

Ranges come from completed sales recorded by HM Land Registry, matched to EPC floor areas where possible. Compare individual homes on their exact size, tenure, lease length, service charges and setting.

Barnes is mostly period houses, from Victorian terraces to large Georgian villas, with mansion flats and some newer apartments. To understand the local sales market, compare individual properties on their exact size, tenure, condition and setting.

The right comparison matters.

Compare houses and flats on a like-for-like basis: size, tenure, condition, outdoor space and closeness to the river all deserve attention. A broad SW13 average is not a valuation of a particular home.

Asking is not achieved

An asking price is the seller’s advertised figure. An achieved price is the completed sale amount. Asking £/sq ft and achieved £/sq ft must use clearly identified, comparable datasets and floor-area methods.

Prices across Richmond upon Thames were flat in the year to August 2026: flats fell 2.6% while terraced houses rose 1.1% (UK House Price Index). For an individual home, compare it with recent sales of a similar size, type and street.

Flats · all sizes | All sizes | £455k – £890k | 134 Flat · 1-bed | Under 650 sq ft | £390k – £455k | 15 Flat · 2–3 bed | 650+ sq ft | £500k – £795k | 33 House · 2–3 bed | Under 1,300 sq ft | £810k – £1.21m | 108 House · 3–4 bed | 1,300–1,800 sq ft | £1.32m – £1.66m | 66 House · 4–5 bed | 1,800–2,500 sq ft | £1.88m – £2.48m | 69 Large family house | 2,500–3,500 sq ft | £2.87m – £3.9m | 33 Very large house | 3,500+ sq ft | £4.87m – £6.83m | 12 Flats · price per sq ft | Matched sales | £675 – £900 | 48 Houses · price per sq ft | Matched sales | £920 – £1,160 | 288
Average achieved sale price
£785k – £1.85m
Awaiting verified data
Asking £/sq ft
Awaiting verified data
Achieved £/sq ft
Flats £675 – £900 · houses £920 – £1,160
Awaiting verified data
Sales trends / reporting period
Richmond upon Thames flat in the year to August 2026 (UK House Price Index)
Awaiting verified data
Source:
HM Land Registry Price Paid Data matched to EPC floor areas (338 of 429 sales) · UK House Price Index
pending confirmation
Dataset period:
15 Aug 2024 – 14 Aug 2026 (24 months, to give enough sales per row)
pending verification
· Area boundary:
all of SW13
to confirm
Last updated:
October 24, 2026
awaiting verified update
· Sample size and methodology:
ranges show the middle 50% of sales; bedrooms are typical for the size, not recorded
pending

Rental market

Renting in
Barnes
, with a clearer picture

Compare the home, the tenancy and the full monthly cost. Ranges show the middle 50% of rents actually recorded by the ONS, not advertised asking rents.

Studio / monthly rent
£1,050 – £1,275 pcm
Awaiting verified data
One-bedroom home / monthly rent
£1,500 – £1,980 pcm
Awaiting verified data
Two-bedroom home / monthly rent
£1,950 – £2,980 pcm
Awaiting verified data
Three-bedroom home / monthly rent
£2,300 – £3,740 pcm
Awaiting verified data
Four+ bedroom home / monthly rent
£3,500 – £6,500 pcm
Room in a shared house / monthly rent
£765 – £900 pcm
Rental yield
c. 3.5–5% gross (indicative)
Awaiting verified data
Recorded rents (ONS)
1-bed 100 · 2-bed 180 · 3-bed 100 · 4+ bed 30 · rooms 30
Availability & rental trends
Awaiting verified data
Source:
ONS private rental market statistics, postcode district SW13
pending confirmation
Dataset period:
Apr 2025 – Mar 2026
pending verification
· Area boundary:
SW13 district
to confirm
Last updated:
October 24, 2026
awaiting verified update
· Sample size and methodology:
ranges show the middle 50% of recorded rents; studio and room rents are Richmond upon Thames-wide, as too few were recorded in SW13
pending

Choose for the life you’ll lead.

When renting in Barnes, think about whether you want to be in the village by the shops and station or on a quieter street near the common or the river. The condition of the property, outdoor space and the practicality of the layout all matter.

Always review the full monthly costs, including any additional fees, and carefully examine the tenancy terms. If you are letting rooms, check licensing first: larger HMOs need a mandatory licence, and many councils license smaller ones too.

Yield is indicative: median recorded rent against the median achieved price for a similar-sized flat. It is not an achieved yield, and this guide is not investment advice.

Schools

Start your school research here

A starting shortlist, not a recommendation or an admissions guarantee. School details, phases and policies are subject to checking.

Barnes Primary School

State / primary · Cross Street

Verify admission year and policy directly with the school and Richmond Council.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.469444
-0.250185

Lowther Primary School

State / primary · Stillingfleet Road

Verify admission year and policy directly with the school and Richmond Council.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.483469
-0.239697

St Paul’s School

Independent / boys · Lonsdale Road

Verify admission year and policy directly with the school.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.487697
-0.237417

The Harrodian School

Independent / co-educational · Lonsdale Road

Verify admission year and policy directly with the school.

Catchment or distance does not guarantee a place.

Check current report

Source: DfE Get Information about Schools

51.480612
-0.247123

Always check the current admissions year, oversubscription criteria and application deadlines directly. Independent and state schools may use different inspection and admissions arrangements.

Transport & commuting

Several ways into the city

Plan the journey from the home, not just the station. Live times, service frequencies and routes must be checked with TfL and the relevant operator.

TfL

Barnes

South Western Railway · Station Road SW13. About 22 minutes to Waterloo at 08:30 on a weekday.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
barnes

TfL

Barnes Bridge

South Western Railway, beside the river at The Terrace. Often closer from the north of the village.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
barnes

TfL

Hammersmith

District, Piccadilly, Circle and Hammersmith & City lines, across Hammersmith Bridge by bus or on foot. Check current bridge access.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
barnes

TfL

Buses

Use TfL planning for route options, stops and live information.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
barnes

TfL / local route guidance

Cycling

Use TfL planning for route options, conditions and a suitable route before travelling.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
barnes

TfL / local route guidance

Walking

Use TfL planning for route options, conditions and a suitable route before travelling.

Journey time

Plan your route with TfL
Awaiting verified data
TfL Journey Planner
barnes

Connection schematic / not to scale

○
Barnes
Waterloo
○

South Western Railway · via Putney and Clapham Junction

Diagram shows connections only, not geographic position, stops or service frequency.

Source: TfL Journey Planner · reviewed 24 Oct 2026.

Eat, drink & shop

A few places to make your own

An Italian institution, a pub by the pond and a traditional tea room: simple starting points for exploring local life in Barnes.

Photograph awaiting approval
Italian dishes served at a restaurant table
Editorial image, not Riva · Thimotius Timmy / Unsplash
Illustrative image · location approval pending

Italian / dinner

Riva

A long-standing Italian restaurant at 169 Church Road. Check opening times and bookings directly.

Eat, drink & shop
barnes
Photograph awaiting approval
The Sun Inn on Church Road, Barnes
The Sun Inn · Edwardx / Wikimedia Commons · CC BY-SA 3.0 · cropped
Illustrative image · location approval pending

Pub / by the pond

The Sun Inn

A pub at 7 Church Road, overlooking Barnes Pond. Check opening hours directly before visiting.

Eat, drink & shop
barnes
Photograph awaiting approval
Tea and cake on a café table
Editorial image, not Orange Pekoe · Tomasz Tomal / Unsplash
Illustrative image · location approval pending

Tea room / cafe

Orange Pekoe

Tea, cakes and light lunches at 3 White Hart Lane. Check opening times before visiting.

Eat, drink & shop
barnes

Editorial shortlist, not a rating or review. Source: venue / centre websites and local editorial · details and last checked date awaiting verification.

Parks & outdoors

The outdoors becomes part of the everyday.

With the Thames on three sides, Barnes Common and the Wetland Centre, few parts of London have more open space close by.

Photograph awaiting approval
Grassland and trees on Barnes Common
Barnes Common · John Lord / Geograph · CC BY-SA 2.0 · cropped
Illustrative image · location approval pending

Local green spaces

Barnes Common

Heath, woodland and open grassland on the southern side of the village. Check Richmond Council for events and closures.

Parks & outdoors
barnes
Photograph awaiting approval
The Thames at Barnes
The Thames at Barnes · Chiswick Chap / Wikimedia Commons · CC BY-SA 4.0 · cropped
Illustrative image · location approval pending

Local green spaces

The river & the Wetland Centre

The Thames towpath runs around Barnes, past the London Wetland Centre. Confirm current access and facilities before visiting.

Parks & outdoors
barnes

Source: Richmond Council and WWT, checked 24 Oct 2026 · facility verification pending.

Properties in
Barnes

Find your next chapter in Barnes

Current listings linked to this area guide. Availability and prices can change, so please confirm details with our team.

Area
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View all properties in
Barnes
Our work in
Barnes

Our next Barnes story starts here

Photograph awaiting approval

Case study collection / awaiting approval

Good advice starts with your plans.

Approved case studies will appear here. Each story will set out the client’s brief, our approach and the outcome, with permission and evidence checked before publication.

No projects, achievements or testimonials are claimed here.

Discuss your property

Local insights

A little more local perspective

Local guidance from our team, linked to this area.

Local articles for this area are on the way

Our team is preparing local guidance for this neighbourhood. In the meantime, we are happy to answer questions about the area.

Contact our team

FAQs

Your
Barnes
questions, answered

A few useful starting points. Speak to our local team for advice on a specific home.

What is living in Barnes like?

Barnes is a riverside village with a pond, a common and an independent high street, surrounded by Victorian, Edwardian and Georgian homes. Trains from Barnes and Barnes Bridge reach Waterloo. Explore the exact street and everyday routes around each home.

barnes
Is there a Tube in Barnes?

No. Barnes and Barnes Bridge stations have South Western Railway trains to Waterloo, and the nearest Tube is at Hammersmith, across the bridge. For accurate journey times, check the TfL website or a journey planner.

barnes
What green spaces are nearby?

Barnes Common, the Thames towpath and the London Wetland Centre are all close by, with Richmond Park a short drive away. We recommend checking access and opening times for each location.

barnes
What should families check about schools?

Families should review the current admissions policy, year group availability and latest inspection reports for schools in the area. School places are not guaranteed by proximity alone, so confirm eligibility directly with the school or local authority.

barnes
How should I compare local property prices?

Compare properties on a like-for-like basis, considering type, size, condition and tenure. Asking prices and achieved prices can vary, and we advise against relying on unverified figures. Our local team can provide a more accurate market view.

barnes
Can South West Shared help me sell or let?

Yes. Speak with South West Shared about your property and plans, whether you are considering selling or letting in Barnes. The team can explain the next steps for a sales or lettings valuation.

barnes

Nearby areas

Explore a little further

Different neighbourhoods, the same local team.

Photograph awaiting approval
Putney Bridge over the Thames at sunset

Putney

Riverside boathouses, Victorian streets and open heath, with a busy high street and trains to Waterloo.

View Area Guide
putney
Photograph awaiting approval
Richmond Park, near East Sheen

East Sheen

Leafy avenues of family houses, a village high street and Richmond Park at the top of the road.

View Area Guide
east-sheen
Photograph awaiting approval
The view west over the Thames from Richmond Hill

Richmond

Georgian houses around Richmond Green, the Thames riverside and Richmond Park, with trains to Waterloo.

View Area Guide
richmond

Valuations & contact

Your next move starts with local advice

Speak with our team about buying, selling, renting or letting a property in
Barnes
. Choose the conversation that is right for you.

Sales valuation

Understand the position of your home before planning a sale.

Sales valuation

Lettings valuation

Discuss your property, rental plans and the right letting approach.

Lettings valuation
Contact our team