Heston West · Hounslow · Feltham and Heston constituency · 51.47907, -0.39211

TW5 9BG— Heston West, Hounslow

Location and area intelligence for TW5 9BG, Heston West, Hounslow

The practical family move

 

Schools 100%Safety 78/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
78
Schools
90
Transport
30
Environment
57
Investment
41

The bottom line

TW5 9BG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW5 9BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.9% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for TW5 9BG

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How TW5 9BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Berkeley Academy

Not yet inspected · Inspected Sept 2024 · 9 min walk

KS2: 106.2

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 17 min walk

P8: +0.60A8: 54.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.6 incidents per 1,000 residents

Better than 65% of London
↑ Rising 421.1%

from a low base — still below London average

-36% vs borough

Crime by type

Violence & sexual offences45%
Anti-social behaviour28%
Other18%
Burglary5%
Vehicle crime3%
Drug offences0%
Theft0%
Robbery0%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 28% 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.

TW5 district median

£540,000

Based on 22 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,464/m²
Price per ft²£508/ft²
Avg floor area109.6 m²

EPC breakdown

C
6%
D
11%
E
5%

Based on 22 properties · Confidence: medium

Street mix

Semi 89%Terraced 6%Detached 3%Other 3%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£274,000
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, no insulation (assumed)
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

1995–2025 · CAGR

+6.8%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.8%

per year

Acceleration

+5.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached91.2%
Terraced5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£170k+101.8%2.2
Post-dot-com plateau2001–2004£187k£348k+85.8%1.3
Pre-crash peak2005–2007£280k£323k+15.2%2
GFC & correction2008–2012£282k£335k+18.8%1
Help-to-Buy recovery2013–2016£296k£478k+61.3%1
Brexit uncertainty2018–2019£470k£445k-5.3%1.5
Pandemic surge2020–2020£505k£505k+0%1
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
7.6%
District
8.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hounslow West Underground StationPiccadilly line
8.8 min walk
Southall

Nearby stations

Hounslow West Underground StationPiccadilly
9 min walk
Hounslow Central Underground StationPiccadilly
25 min walk
Hatton Cross Underground StationPiccadilly
32 min walk
Hounslow East Underground StationPiccadilly
32 min walk
Osterley Underground StationPiccadilly
35 min walk
No bus stops within 400m

23

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria ★59 min
Waterloo71 min ↑
Canary Wharf80 min ↑
City76 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)

3

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)12
Nearest car park409m
Santander docks (800m)0
Nearest cycle dock10.8 km

Nearby car parks

🅿️
Hounslow West Station Car Park· yes
781m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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

Aircraft noise

64 dBHIGH

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 43%
Less green space than 87% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 6.1 km

Energy

Solar: 859 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield859.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SKYWAYS MEDICAL CENTRE

2 SHELLEY CRESCENT, TW5 9BJ

2 min walk

78%

Recommend GP

78%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHounslow Medical Centre · 1.5 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketMieszko Polish Supermarket · 751 m

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)

673m

Post office

Nearby shops

A4 Wines436 m
Spicy Mary436 m
Polish Food & Wine438 m
Your Local Meat and Greengrocers658 m

Nearby cafes

Chaiiwala612 m
Go Local Cafe696 m
Costa1.1 km
Salisbury Cafe1.1 km

Nearby restaurants

The Kebab Van507 m
McDonald's539 m
The Karahi630 m
Khan's Karahi682 m

Nearby pharmacies

Medico Pharmacy431 m
Hobbs Pharmacy871 m

Nearby health

Dr TURNER & partner314 m
MWH Practice - Hounslow829 m
Food hygiene (5-star)41% of 39

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

A PLUS SUPERSTORE LTD
BEAUTY BEAUTIQUE LIMITED
GSG CONSTRUCTOR LTD
GURMINDER RESI LIMITED
HOUSECURITY LIMITED

+9 more

Investment

Investment grade, yield and market outlook

41

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,357m
Crossrail 2 route14,424m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,201 nationally

2,122

Est. population

16,450/km²

57%

Employed

35%

Degree educated

£43,200

Median income

4.2%

Claimant rate

Inner cityVery high densityMixed

44

Community stability

Age profile

25%
21%
23%
16%
14%
Under 1825%
18–3421%
35–4923%
50–6416%
65+14%

Tenure

31%
29%
33%
Own outright31%
Own (mortgage)29%
Private rent33%
Social rent6%
Shared ownership1%
Rent free1%

Ethnicity

67%
White British8%
White Other10%
Asian67%
Black3%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household21%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent33%
Social rent6%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
55%
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
44
Largest scheme
21 homes · 486, Bath Road, Hounslow, TW5 9UP
Pipeline pressure
NONE

Named schemes (500m)

Street Record, East Norman Crescent boarding 48 & 56 - 106, Norman Crescent, Hounslow5 homes
completed
Street Record, Rear of 134-192, Norman Crescent, Hounslow4 homes
completed
Street Record, Opposite of Armytage Road 62-72, Norman Crescent, Norman Crescent Estate, Hounslow3 homes
completed
Street Record, site in the north east corner between 20 and 22, Norman Crescent, Hounslow3 homes
completed
61, Armytage Road, Hounslow, TW5 9JL2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.4%
Ward turnout
36%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
7,944
Constituency
Feltham and Heston

Councillors

Lily BathLabour
Satwant KaurConservative
Shantanu RajawatLabour

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Key facts for TW5 9BG

Full postcodeTW5 9BG
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.479074
Longitude-0.392107
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