Hanworth Village · Hounslow · Feltham and Heston constituency · 51.43518, -0.38090

TW13 6LB— Hanworth Village, Hounslow

Location and area intelligence for TW13 6LB, Hanworth Village, Hounslow

The family fortress

 

Schools 100%Safety 81/100Transport 10/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
47
Safety
81
Schools
60
Transport
10
Environment
63
Investment
38

The bottom line

TW13 6LB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 64 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.

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Location

TW13 6LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW13 6LB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW13 6LB 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 · 10 min walk

KS2: 107.7

—

Secondary

Hampton High

Not yet inspected · Inspected Oct 2024 · 10 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 · 87 min walk

4 primaries · 1 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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,664/m²
Price per ft²£526/ft²
Avg floor area87.4 m²

EPC breakdown

C
5%
D
2%
E
4%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£218,500
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)
RoofPitched, 200 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

1995–2024 · CAGR

+7.8%

Total change

+784%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.6%

per year

Acceleration

+11.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£125k+127.3%1.7
Post-dot-com plateau2001–2003£125k£170k+36%1
Pre-crash peak2005–2007£184k£245k+33.2%2
GFC & correction2009–2012£205k£245k+19.5%1
Help-to-Buy recovery2013–2013£275k£275k+0%1
Brexit uncertainty2017–2019£375k£345k-8%1.7
Rate-rise correction2022–2022£390k£390k+0%1
Current market2024–2024£486k£486k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.8%
District
5.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
28 min walk
Hounslow Central Underground StationPiccadilly
52 min walk
Hounslow West Underground StationPiccadilly
53 min walk
Hounslow East Underground StationPiccadilly
57 min walk
Hatton Cross Underground StationPiccadilly
57 min walk
No bus stops within 400m

19

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria68 min ↑
Waterloo ★64 min
Canary Wharf83 min ↑
City73 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)508
Nearest car park162m
Santander docks (800m)0
Nearest cycle dock10.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 31%
More green space than 76% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 1.4 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

18 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 · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Hampton (1.0 km)

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)

779m

Post office

Nearby shops

V&P203 m
Sainsbury's365 m
Al-Mansour662 m
Max Convenience674 m

Nearby cafes

Starbucks380 m
Abrigo dos Amigos706 m
Mount Cafe712 m

Nearby restaurants

Famous Biriyani Hampton197 m
It's Pizza Time199 m
East & West214 m
McDonald's313 m

Nearby pubs

The Hampton1.0 km

Nearby gyms

David Lloyd Clubs573 m

Nearby pharmacies

The Hampton Pharmacy1.0 km

Nearby health

Apex Dental Surgery217 m
Mount Medical Centre746 m
Dental Beauty839 m
The Mount Dental Practice842 m
Food hygiene (5-star)54% of 24

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

38

Investment score

Weak

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

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

23.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,636m
Crossrail 2 route12,239m

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
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
55%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
86 homes · Street Record, Land at, Fountains Close, Feltham
Pipeline pressure
NONE

Named schemes (500m)

Bertram House, 150, Hampton Road West, Feltham17 homes
completed
308-322, 308-322, HANWORTH ROAD, TW1215 homes
completed
337-343, 337-343, HANWORTH ROAD, TW12 3EJ12 homes
completed
Cressingham, 16, York Way, Feltham, TW13 6BL8 homes
completed
Development Between 196 And 200, 198, Hampton Road West, Feltham, TW13 6BE2 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 6LB

Full postcodeTW13 6LB
Postcode districtTW13
BoroughLondon Borough of Hounslow
WardHanworth Village
Latitude51.435181
Longitude-0.380902
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