Heston West · Hounslow · Feltham and Heston constituency · 51.47659, -0.39265

TW5 9BQ— Heston West, Hounslow

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

The practical family move

 

Schools 100%Safety 77/100Transport 32/100Low yield 3.33%

Best for: Families

Compare areas

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

Liveability
54
Safety
77
Schools
90
Transport
32
Environment
57
Investment
53

The bottom line

TW5 9BQ 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.

Check your dealbreakers

Toggle the things that matter to you — see how TW5 9BQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW5 9BQ meets your needs.

Location

TW5 9BQ

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 9BQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW5 9BQ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How TW5 9BQ 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 · 12 min walk

KS2: 106.2

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 20 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 · 30 min walk

4 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 2.3km

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area108.3 m²

EPC breakdown

C
1%
D
10%
E
3%

Based on 14 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

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£270,750
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

1995–2022 · CAGR

+7.3%

Total change

+570%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.7%

per year

Acceleration

+19.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£95k£119k+25.3%1
Post-dot-com plateau2002–2004£250k£250k-0.2%1
Pre-crash peak2005–2007£278k£300k+7.9%1.7
GFC & correction2009–2010£250k£310k+24%1
Help-to-Buy recovery2016–2016£420k£420k+0%2
Brexit uncertainty2019–2019£570k£570k+0%2
Pandemic surge2021–2021£550k£550k+0%1
Rate-rise correction2022–2022£636k£636k+0%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Semi-detached+0.2% α
Local
5.1%
District
4.9%

CAGR over 16yr 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
6.6 min walk
Southall

Nearby stations

Hounslow West Underground StationPiccadilly
7 min walk
Hounslow Central Underground StationPiccadilly
24 min walk
Hatton Cross Underground StationPiccadilly
30 min walk
Hounslow East Underground StationPiccadilly
32 min walk
Osterley Underground StationPiccadilly
36 min walk
No bus stops within 400m

27

Walkability score

70

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

19

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)12
Nearest car park235m
Santander docks (800m)0
Nearest cycle dock10.9 km

Nearby car parks

🅿️
Hounslow West Station Car Park· yes
611m

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: 16.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 52%
Less green space than 95% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 5.8 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

3

GPs within 1km

3

Dentists within 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

92

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Heritage Kitchen & Bar (874 m)

Nearest supermarketMieszko Polish Supermarket · 546 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)

831m

Post office

Nearby shops

Spicy Mary186 m
A4 Wines187 m
Polish Food & Wine202 m
Vivasayi Fruit & Vegetables552 m

Nearby cafes

Chaiiwala368 m
Salisbury Cafe819 m
Go Local Cafe941 m

Nearby restaurants

The Kebab Van295 m
McDonald's340 m
The Karahi391 m
Khan's Karahi457 m

Nearby pubs

Heritage Kitchen & Bar874 m
Duke of York1.1 km

Nearby pharmacies

Medico Pharmacy201 m
Hobbs Pharmacy661 m

Nearby health

Dr TURNER & partner120 m
MWH Practice - Hounslow551 m
Food hygiene (5-star)34% of 44

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

ARORA ACCESSORIES LIMITED
B S DHILLON LTD
BUSINESS ADMINISTRATION & TECHNICAL SERVICES LTD.
DILRAJ SRAA LIMITED
FOUR H HOMES LTD

+4 more

Investment

Investment grade, yield and market outlook

53

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

25.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,422m
Crossrail 2 route14,338m

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
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)
48
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
Flat First Floor, 442, Bath Road, Hounslow, TW4 7RP2 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

Live in TW5 9BQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW5 9BQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hounslow with nearby boroughs:

Hounslow vs EalingHounslow vs HillingdonHounslow vs Richmond Upon Thames

Similar postcodes

Frequently asked questions

📍 Track TW5 9BQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW5 9BQ

Full postcodeTW5 9BQ
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.476591
Longitude-0.392655
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