Heston West · Hounslow · Feltham and Heston constituency · 51.48224, -0.38857

TW5 9EB— Heston West, Hounslow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 19/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
78
Schools
60
Transport
19
Environment
58
Investment
37

The bottom line

TW5 9EB 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: 65 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW5 9EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 9EB

🛡️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 TW5 9EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Berkeley Academy

Not yet inspected · Inspected Sept 2024 · 4 min walk

KS2: 106.2

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 24 min walk

P8: +0.63A8: 51.3

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 · 22 min walk

4 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)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 3.4km

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£5,830/m²
Price per ft²£542/ft²
Avg floor area108.3 m²

EPC breakdown

C
3%
D
7%
E
2%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 78%Terraced 19%Detached 4%

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£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, 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

1996–2024 · CAGR

+6.3%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+4.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached76.9%
Terraced19.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£114k£146k+28.1%1.3
Post-dot-com plateau2001–2004£186k£250k+34.4%2.7
Pre-crash peak2006–2007£288k£245k-14.8%2
GFC & correction2009–2009£268k£268k+0%2
Help-to-Buy recovery2014–2016£290k£425k+46.6%1
Brexit uncertainty2017–2019£484k£415k-14.2%1.5
Pandemic surge2021–2021£500k£500k+0%1
Current market2024–2024£625k£625k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
7.8%
District
8.4%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hounslow West Underground StationPiccadilly
12 min walk
Hounslow Central Underground StationPiccadilly
24 min walk
Hounslow East Underground StationPiccadilly
31 min walk
Osterley Underground StationPiccadilly
32 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
34 min walk
No bus stops within 400m

13

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge80 min ↑
Victoria ★65 min
Waterloo78 min ↑
Canary Wharf81 min ↑
City81 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

8

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)6
Nearest car park461m
Santander docks (800m)0
Nearest cycle dock10.6 km

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 waterMEDIUM
Medium
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: 15.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 55%
Less green space than 81% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 6.5 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

JERSEY PRACTICE

CRANFORD LANE, TW5 9ER

6 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHounslow Medical Centre · 1.6 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketMieszko Polish Supermarket · 1.0 km

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)

580m

Post office

Nearby shops

Your Local Meat and Greengrocers563 m
Go Local583 m
WHSmith685 m
Spicy Mary862 m

Nearby cafes

Go Local Cafe610 m
Costa693 m
Chaiiwala952 m

Nearby restaurants

Farm Pizza545 m
Chicken Express602 m
Greggs689 m
Burger King703 m

Nearby pharmacies

Medico Pharmacy860 m

Nearby health

Dr TURNER & partner744 m
Food hygiene (5-star)85% of 20

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

ABSOLUTELY MINT LIMITED
CR SOFTWARE DEVELOPMENT LTD
DIALOGUE HR LTD
DINEET INVESTMENT LIMITED
DONCASTER BUSINESS PARK LIMITED

+7 more

Investment

Investment grade, yield and market outlook

37

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score14/100
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 / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

31.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,082m
Crossrail 2 route14,367m

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

SuburbanVery 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)
11
Largest scheme
40 homes · Former Hogarth Court, Hogarth Court, Cranford Lane, Hounslow
Pipeline pressure
NONE

Named schemes (500m)

Land rear of 164-168, 168, Cranford Lane, Hounslow, TW5 9HE3 homes
completed
R/O Rising Sun PH, 137, 137, Cranford Lane, Hounslow, TW5 9JA3 homes
completed
31, Fairmead Close, Hounslow, TW5 9JB2 homes
completed
254, Ash Grove, Hounslow, TW5 9DY2 homes
completed
142, Ash Grove, Hounslow2 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 9EB

Full postcodeTW5 9EB
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.482245
Longitude-0.388568
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