Hanworth Village · Hounslow · Feltham and Heston constituency · 51.43822, -0.38025

TW13 5JZ— Hanworth Village, Hounslow

Location and area intelligence for TW13 5JZ, Hanworth Village, Hounslow

The family fortress

 

Schools 100%Safety 81/100Transport 12/100⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
81
Schools
60
Transport
12
Environment
70
Investment
51

The bottom line

TW13 5JZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 60 min to waterloo — above average for this zone and 10 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW13 5JZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for TW13 5JZ

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW13 5JZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Crane Park Primary School

Not yet inspected · 6 min walk

KS2: 107.7

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 14 min walk

P8: -0.31A8: 47.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 83 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour27%
Other19%
Vehicle crime12%
Drug offences3%
Burglary3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Twickenham Fire Station · 2.3km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area85.2 m²

EPC breakdown

C
1%
D
10%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 100%

LHA rates — Outer South West London

Shared room£592/mo
1 bedroom£1200/mo
2 bedrooms£1495/mo
3 bedrooms£1800/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 yield853 kWh/kWp/yr
Rebuild cost estimate£213,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 270 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.6%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.9%

per year

Acceleration

+36.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£127k+114.6%2.2
Post-dot-com plateau2002–2004£144k£210k+46.3%1.7
Pre-crash peak2005–2006£233k£223k-4.7%3.5
GFC & correction2008–2012£240k£238k-0.8%1
Brexit uncertainty2018–2019£329k£335k+1.8%1
Rate-rise correction2023–2023£462k£462k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
12.8%
District
12.8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hampton (London)→ Waterloo· 4 tph
36 min

Nearby stations

Hampton (London)National Rail
32 min walk
Hounslow Central Underground StationPiccadilly
48 min walk
Hounslow West Underground StationPiccadilly
49 min walk
Hounslow East Underground StationPiccadilly
53 min walk
Hatton Cross Underground StationPiccadilly
54 min walk
No bus stops within 400m

24

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria64 min ↑
Waterloo ★60 min
Canary Wharf79 min ↑
City69 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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)508
Nearest car park184m
Santander docks (800m)0
Nearest cycle dock10.7 km

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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.3 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 16%
More green space than 94% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.7 km

Energy

Solar: 853 kWh/kWp/yr

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

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield853.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WOODLAWN MEDICAL CENTRE

19 POWDER MILL LANE, TW2 6EE

15 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.9 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketCEO African Caribbean Food · 2.5 km
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
883 licensed premises in borough281 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

598m

Post office

Nearby shops

V&P140 m
OneNest Convenience Store391 m
Hanworth Convenience Store417 m
Sainsbury's478 m

Nearby cafes

Starbucks528 m
Mount Cafe529 m
Abrigo dos Amigos542 m

Nearby restaurants

East & West128 m
It's Pizza Time145 m
Famous Biriyani Hampton150 m
McDonald's254 m

Nearby gyms

David Lloyd Clubs580 m

Nearby health

Apex Dental Surgery126 m
Mount Medical Centre564 m
The Mount Dental Practice687 m
Dental Beauty688 m
Food hygiene (5-star)64% of 28

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

6.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,484m
Crossrail 2 route12,240m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,424 nationally

2,354

Est. population

9,487/km²

60%

Employed

29%

Degree educated

£39,100

Median income

5.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

30%
22%
23%
14%
Under 1830%
18–3422%
35–4923%
50–6414%
65+11%

Tenure

19%
23%
24%
32%
Own outright19%
Own (mortgage)23%
Private rent24%
Social rent32%
Shared ownership3%
Rent free0%

Ethnicity

39%
19%
24%
White British39%
White Other19%
Asian24%
Black8%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine28%
No car household28%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent32%
Private rent24%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
55%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
86 homes · Street Record, Land at, Fountains Close, Feltham
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Land at, Fountains Close, Feltham86 homes
completed
Bertram House, 150, Hampton Road West, Feltham17 homes
completed
Street Record, Land at, Fountains Close, Feltham11 homes
completed
Cressingham, 16, York Way, Feltham, TW13 6BL8 homes
completed
Street Record, Land rear of 6, Fountains Avenue, Feltham8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.0%
Ward turnout
38%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
7,944
Constituency
Feltham and Heston

Councillors

Conrad BrownReform UK
Aysha TariqLabour
Tariq MehmoodLabour

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Key facts for TW13 5JZ

Full postcodeTW13 5JZ
Postcode districtTW13
BoroughLondon Borough of Hounslow
WardHanworth Village
Latitude51.438220
Longitude-0.380247
Parliamentary constituencyFeltham and Heston
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