Hanworth Park · Hounslow · Feltham and Heston constituency · 51.43856, -0.41553

TW13 7LA— Hanworth Park, Hounslow

Location and area intelligence for TW13 7LA, Hanworth Park, Hounslow

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 17/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
81
Schools
100
Transport
17
Environment
61
Investment
40

The bottom line

TW13 7LA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 65 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW13 7LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for TW13 7LA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How TW13 7LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Oak Hill Academy West London

Outstanding · Inspected Jun 2024 · 7 min walk

KS2: 106.3

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 21 min walk

P8: +0.40A8: 50.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.2 incidents per 1,000 residents

Better than 52% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences37%
Other28%
Anti-social behaviour19%
Burglary7%
Drug offences4%
Robbery3%
Vehicle crime3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 2.5km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,031/m²
Price per ft²£653/ft²
Avg floor area66 m²

EPC breakdown

C
3%
D
12%
E
4%
F
2%

Based on 21 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£165,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,939
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-35.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£130k+63.5%1
Post-dot-com plateau2001–2004£125k£225k+80.7%2
Pre-crash peak2005–2007£200k£250k+25%2.3
GFC & correction2008–2011£225k£240k+6.7%1.8
Help-to-Buy recovery2014–2016£293k£360k+22.9%1
Brexit uncertainty2017–2019£400k£350k-12.5%1
Pandemic surge2020–2021£470k£404k-14%2
Rate-rise correction2022–2023£470k£345k-26.6%1.5
Current market2024–2025£460k£448k-2.7%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.5%
District
5.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Feltham

Nearby stations

FelthamNational Rail
14 min walk
Heathrow Terminal 4 Rail StationElizabeth line
38 min walk
Heathrow Terminal 4 Underground StationPiccadilly
38 min walk
Hatton Cross Underground StationPiccadilly
40 min walk
Hounslow West Underground StationPiccadilly
55 min walk
No bus stops within 400m

50

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria69 min ↑
Waterloo ★65 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park327m
Santander docks (800m)0
Nearest cycle dock13.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 2.3 km

Energy

Solar: 854 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 yield854.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLIFFORD ROAD SURGERY

65 CLIFFORD ROAD, TW4 7LR

48 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalAshford Hospital · 4.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

17

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The General Roy (296 m)

Nearest supermarketCEO African Caribbean Food · 169 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

139m

Post office

Nearby shops

Feltham Supermarket145 m
Swan News226 m
Spring Corner Off Licence236 m
Nishi Superstore236 m

Nearby cafes

Enjoy Cafe240 m
Banh Mi 108445 m
Chaiiwala890 m
Georginos929 m

Nearby restaurants

Namaste Gurkha178 m
Mama Cook217 m
Phoenix220 m
Rice and Spice227 m

Nearby pubs

The General Roy296 m
Three Horseshoes365 m
KTM ROX664 m
The Moon on the Square952 m

Nearby gyms

PureGym873 m
Anytime Fitness1.0 km

Nearby health

Hamilton Dental Care705 m
Feltham Health Centre (NHS)922 m
Food hygiene (5-star)64% of 50

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

40

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
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

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

8/100

Velocity score

Future outlook

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,814m
Crossrail 2 route14,674m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,713 nationally

1,624

Est. population

9,531/km²

61%

Employed

30%

Degree educated

£43,900

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

51

Community stability

Age profile

26%
18%
25%
17%
15%
Under 1826%
18–3418%
35–4925%
50–6417%
65+15%

Tenure

34%
30%
18%
15%
Own outright34%
Own (mortgage)30%
Private rent18%
Social rent15%
Shared ownership3%

Ethnicity

43%
14%
29%
White British43%
White Other14%
Asian29%
Black5%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine27%
No car household20%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent18%
Social rent15%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
163
Largest scheme
192 homes · HIGHFIELDS AND HOMECOURT ESTATE, 1, Highfield Road, Feltham, TW13 4DE
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Land adjacent to Tesco, Manor Lane, Feltham103 homes
completed
Street Record, Manor Lane Estate, Manor Lane, Feltham68 homes
completed
Street Record, Rose Gardens, Feltham42 homes
completed
Feltham Dene, Feltham Dene Care Home, Spring Road, Feltham, TW13 7JB37 homes
completed
Street Record, Olaf Palme House & Elmwood House, Elmwood Avenue, Feltham, Feltham20 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
16.9%
Ward turnout
41%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
7,944
Constituency
Feltham and Heston

Councillors

Bishnu Bahadur GurungLabour
Farah KamranLabour

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Key facts for TW13 7LA

Full postcodeTW13 7LA
Postcode districtTW13
BoroughLondon Borough of Hounslow
WardHanworth Park
Latitude51.438559
Longitude-0.415529
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