Heston West · Hounslow · Feltham and Heston constituency · 51.47736, -0.39146

TW5 9BN— Heston West, Hounslow

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

The practical family move

 

Schools 100%Safety 77/100Transport 32/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
54
Safety
77
Schools
90
Transport
32
Environment
57
Investment
42

The bottom line

TW5 9BN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 9BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.9% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for TW5 9BN

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

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“The practical family move”

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How TW5 9BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Springwell School

Good · Inspected Feb 2024 · 8 min walk

KS2: 105.3

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 19 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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.5 incidents per 1,000 residents

Better than 60% of London
↑ Rising 3466.7%

-27% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences25%
Vehicle crime10%
Drug offences6%
Burglary6%
Robbery2%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 2.4km

Crime is 18% 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.

TW5 district median

£540,000

Based on 22 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,136/m²
Price per ft²£384/ft²
Avg floor area116 m²

EPC breakdown

C
9%
D
12%
E
5%
F
1%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 63%Terraced 9%Detached 6%Flat 23%

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£290,000
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

+4.4%

Total change

+261%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.1%

per year

Acceleration

-45.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 35 sales

Property Type Mix

Total: 35 sales

Detached5.7%
Semi-detached62.9%
Terraced8.6%
Flat/maisonette22.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£89k£141k+58.3%2
Post-dot-com plateau2001–2004£250k£259k+3.6%2
Pre-crash peak2005–2007£410k£225k-45.1%1.7
GFC & correction2010–2012£415k£308k-25.9%1
Help-to-Buy recovery2013–2015£187k£320k+71.1%1.5
Brexit uncertainty2018–2019£540k£290k-46.3%1
Pandemic surge2020–2021£468k£630k+34.6%2
Rate-rise correction2022–2022£565k£565k+0%2
Current market2024–2025£573k£320k-44.1%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
6.6%
District
7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
6.6 min walk
Southall

Nearby stations

Hounslow West Underground StationPiccadilly
7 min walk
Hounslow Central Underground StationPiccadilly
23 min walk
Hounslow East Underground StationPiccadilly
31 min walk
Hatton Cross Underground StationPiccadilly
31 min walk
Osterley Underground StationPiccadilly
35 min walk
No bus stops within 400m

25

Walkability score

57

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

16

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)12
Nearest car park336m
Santander docks (800m)0
Nearest cycle dock10.8 km

Nearby car parks

🅿️
Hounslow West Station Car Park· yes
605m

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
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 37%
Less green space than 95% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 5.9 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

1 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 · 1.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Heritage Kitchen & Bar (985 m)

Nearest supermarketMieszko Polish Supermarket · 563 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)

867m

Post office

Nearby shops

Spicy Mary305 m
A4 Wines306 m
Polish Food & Wine319 m
Vivasayi Fruit & Vegetables568 m

Nearby cafes

Chaiiwala416 m
Go Local Cafe888 m
Salisbury Cafe929 m

Nearby restaurants

The Kebab Van409 m
The Karahi434 m
McDonald's452 m
Khan's Karahi488 m

Nearby pubs

Heritage Kitchen & Bar985 m
Duke of York1.1 km

Nearby pharmacies

Medico Pharmacy317 m
Hobbs Pharmacy777 m

Nearby health

Dr TURNER & partner218 m
MWH Practice - Hounslow650 m
Food hygiene (5-star)46% of 56

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

AULAKH ROOFING LTD
DSK HOME IMPROVEMENTS LTD
GRAD GIRL MARKETING LTD
HARJAS ESTATES LIMITED
KL PERSONAL TRAINING LIMITED

+8 more

Investment

Investment grade, yield and market outlook

42

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

38.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,331m
Crossrail 2 route14,300m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,210 nationally

2,001

Est. population

4,654/km²

58%

Employed

39%

Degree educated

£43,200

Median income

4.1%

Claimant rate

Inner cityMedium densityEstablished mixed

42

Community stability

Age profile

24%
22%
22%
18%
13%
Under 1824%
18–3422%
35–4922%
50–6418%
65+13%

Tenure

30%
24%
36%
Own outright30%
Own (mortgage)24%
Private rent36%
Social rent9%
Shared ownership1%

Ethnicity

69%
White British6%
White Other7%
Asian69%
Black7%
Mixed2%
Other9%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household21%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent36%
Social rent9%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
50
Largest scheme
21 homes · 486, Bath Road, Hounslow, TW5 9UP
Pipeline pressure
NONE

Named schemes (500m)

Land rear of 27-35, 27, Renfrew Road, Hounslow, TW4 7RB6 homes
completed
Land to rear of 27-35, 27, Renfrew Road, Hounslow, TW4 7RB6 homes
completed
55A & 55b, 55A, Francis Road, Hounslow, TW4 7JU2 homes
completed
Flat Ground Floor, 410, Bath Road, Hounslow, TW4 7RP2 homes
completed
4, 4, Bath Road, Hounslow, TW5 9AX2 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 9BN

Full postcodeTW5 9BN
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.477357
Longitude-0.391462
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