Heston Central · Hounslow · Feltham and Heston constituency · 51.48194, -0.38701

TW5 9EL— Heston Central, Hounslow

Location and area intelligence for TW5 9EL, Heston Central, Hounslow

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 20/100Low yield 3.33%

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
79
Schools
90
Transport
20
Environment
57
Investment
45

The bottom line

TW5 9EL offers exceptional schools (100% Good/Outstanding) and low crime — 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 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.9% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for TW5 9EL

🛡️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 9EL 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 · 2 min walk

KS2: 105.3

—

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 9 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

35.4 incidents per 1,000 residents

Better than 75% of London
↑ Rising 289.5%

from a low base — still below London average

-52% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour23%
Other19%
Vehicle crime8%
Burglary8%
Drug offences4%
Theft1%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

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: Southall Fire Station (G24) · 3.4km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area46.2 m²

EPC breakdown

C
18%
D
2%

Based on 20 properties · Confidence: medium

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£115,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

2000–2022 · CAGR

+5%

Total change

+193%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.2%

per year

Acceleration

-4.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£75k£75k+0%1
Pre-crash peak2005–2005£130k£130k+0%1
Rate-rise correction2022–2022£220k£220k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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 StationPiccadilly line
11.2 min walk
Southall

Nearby stations

Hounslow West Underground StationPiccadilly
12 min walk
Hounslow Central Underground StationPiccadilly
23 min walk
Hounslow East Underground StationPiccadilly
29 min walk
Osterley Underground StationPiccadilly
30 min walk
SouthallNational Rail
34 min walk
No bus stops within 400m

13

Walkability score

14

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 park378m
Santander docks (800m)0
Nearest cycle dock10.4 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: 15.8 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 6.4 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

5 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 · 1.5 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

30

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketMieszko Polish Supermarket · 989 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)

693m

Post office

Nearby shops

Your Local Meat and Greengrocers675 m
Go Local695 m
WHSmith720 m
Spicy Mary893 m

Nearby cafes

Go Local Cafe722 m
Costa727 m
Chaiiwala935 m

Nearby restaurants

Farm Pizza452 m
Chicken Express714 m
Greggs723 m
Burger King738 m

Nearby pharmacies

Medico Pharmacy896 m

Nearby health

Dr TURNER & partner781 m
Food hygiene (5-star)74% of 34

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ADEEB SONS AND CO LTD
MANIFEST4ALL LTD

Investment

Investment grade, yield and market outlook

45

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

18.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,977m
Crossrail 2 route14,255m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,423 nationally

2,091

Est. population

11,427/km²

54%

Employed

36%

Degree educated

£43,200

Median income

4.9%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

23%
20%
23%
17%
18%
Under 1823%
18–3420%
35–4923%
50–6417%
65+18%

Tenure

36%
26%
27%
Own outright36%
Own (mortgage)26%
Private rent27%
Social rent11%
Shared ownership0%
Rent free1%

Ethnicity

68%
White British8%
White Other10%
Asian68%
Black2%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household28%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent27%
Social rent11%

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)
10
Largest scheme
40 homes · Former Hogarth Court, Hogarth Court, Cranford Lane, Hounslow
Pipeline pressure
NONE

Named schemes (500m)

25-27, 25, Shenley Road, Hounslow, TW5 0AD5 homes
completed
R/O Rising Sun PH, 137, 137, Cranford Lane, Hounslow, TW5 9JA3 homes
completed
Land rear of 164-168, 168, Cranford Lane, Hounslow, TW5 9HE3 homes
completed
79, 79, Cranford Lane, Hounslow, TW5 9HA2 homes
completed
254, Ash Grove, Hounslow, TW5 9DY2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.0%
Ward turnout
38%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
7,944
Constituency
Feltham and Heston

Councillors

Parinoor KaurConservative
Salvador Antonio Jose PereiraConservative
Sampath MudaliarConservative

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Key facts for TW5 9EL

Full postcodeTW5 9EL
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston Central
Latitude51.481935
Longitude-0.387009
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