The bottom line
TW13 5PF 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 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how TW13 5PF scores on each.
Toggle a question above to see how TW13 5PF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for TW13 5PF
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The family fortress”
How TW13 5PF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Crane Park Primary School
Not yet inspected · 6 min walk
KS2: 107.7
Secondary
Hampton High
Not yet inspected · Inspected Oct 2024 · 13 min walk
100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km
Childcare
Childcare
Greenfields Nursery School and Children's Centre
Not inspected · 84 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
63.3 incidents per 1,000 residents
-14% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
3
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
Property
Prices, sales volume and market trends
EPC breakdown
Based on 4 properties · Confidence: low
LHA rates — Outer South West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2001–2017 · CAGR
+8.7%
Total change
+278%
Market Activity
Price Velocity & Acceleration
Current Velocity
+88.9%
per year
Acceleration
-11.11
change in velocity
Market State
Strong growth
Price Distribution
P25: £75k–£100k · P75: £300k–£350k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2001–2002 | £90k | £180k | +100% | 1 |
| Brexit uncertainty | 2017–2017 | £340k | £340k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
23
Walkability score
76
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
1
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Kempton Park Reservoirs SSSI — 1.7 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
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)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
37
Parks (1km)
4
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
645m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
51
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
5.5
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 5,424 nationally
2,354
Est. population
9,487/km²
60%
Employed
29%
Degree educated
£39,100
Median income
5.5%
Claimant rate
42
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in TW13 5PF? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Hounslow with nearby boroughs: