Heston West · Hounslow · Feltham and Heston constituency · 51.48397, -0.38239

TW5 9EP— Heston West, Hounslow

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

The family fortress

 

Schools 100%Safety 72/100Transport 16/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
48
Safety
72
Schools
90
Transport
16
Environment
63
Investment
34

The bottom line

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

The catches: 65 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW5 9EP

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+23.0% vs London avg

Deep-dive guides for TW5 9EP

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW5 9EP 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 · 4 min walk

KS2: 105.3

★★

Secondary

Heston Community School

Good · Inspected Dec 2022 · 11 min walk

P8: +0.30A8: 48.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 292.3%

+9% vs borough

Crime by type

Other38%
Violence & sexual offences24%
Anti-social behaviour12%
Vehicle crime10%
Drug offences6%
Burglary5%
Robbery3%
Theft3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

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)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 3.1km

Crime is +23% above 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£9,660/m²
Price per ft²£897/ft²
Avg floor area76.4 m²

EPC breakdown

A
1%
B
16%
D
4%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 50%Detached 40%Other 10%

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£191,000
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,939
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.4%

per year

Acceleration

-39.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 9 sales

Property Type Mix

Total: 9 sales

Detached44.4%
Semi-detached55.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£108k£190k+75.6%1
Post-dot-com plateau2002–2003£334k£280k-16.2%1
Help-to-Buy recovery2014–2015£125k£450k+260%1
Brexit uncertainty2017–2017£400k£400k+0%1
Pandemic surge2021–2021£638k£638k+0%1
Current market2024–2024£768k£768k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
14.2 min walk
Southall

Nearby stations

Hounslow West Underground StationPiccadilly
15 min walk
Hounslow Central Underground StationPiccadilly
22 min walk
Osterley Underground StationPiccadilly
26 min walk
Hounslow East Underground StationPiccadilly
27 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
31 min walk
No bus stops within 400m

16

Walkability score

27

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

11

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)6
Nearest car park35m
Santander docks (800m)0
Nearest cycle dock10.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

33%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed233 Mbps
Median download232 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: 15.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 43%
More green space than 76% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 6.7 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

0 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHounslow Medical Centre · 1.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketMieszko Polish Supermarket · 1.3 km
1 swimming pools

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)

949m

Post office

Nearby shops

Heston Express605 m
WHSmith619 m
Nisa Local621 m
Crossway Wines712 m

Nearby cafes

Costa625 m

Nearby restaurants

Farm Pizza117 m
Heston Fish Bar530 m
Chungs579 m
Jazzy's Munch Box600 m

Nearby gyms

Heston Pools and Fitness543 m
The Dome Badminton Centre1.1 km

Nearby health

The Smile Studios687 m
Food hygiene (5-star)76% of 29

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

HESTON WELLNESS CENTRE LTD
PARTS DIRECT IT LTD
SEFALI'S YOGA LTD
SKILLS FOR LIFE EDUCATION AND TRAINING CONSULTANCY LTD
YOUR TEACHERS LIMITED

Investment

Investment grade, yield and market outlook

34

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 owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,640m
Crossrail 2 route14,075m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,502 nationally

1,918

Est. population

9,792/km²

54%

Employed

35%

Degree educated

£43,200

Median income

4.1%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

22%
21%
20%
19%
18%
Under 1822%
18–3421%
35–4920%
50–6419%
65+18%

Tenure

26%
26%
22%
23%
Own outright26%
Own (mortgage)26%
Private rent22%
Social rent23%
Shared ownership3%
Rent free0%

Ethnicity

59%
15%
White British10%
White Other9%
Asian59%
Black4%
Mixed3%
Other15%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household23%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent23%
Private rent22%

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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
220 homes · Heston Pools And Fitness, Heston Leisure Centre and surrounding land, New Heston Road, Hounslow, TW5 0LW
Pipeline pressure
NONE

Named schemes (500m)

Former Hogarth Court, Hogarth Court, Cranford Lane, Hounslow40 homes
completed
Davenport Lodge, 23, Cranford Lane, Hounslow, TW5 9EW16 homes
completed
UNITED REFORMED CHURCH SITE, UNITED REFORMED CHURCH SITE, VICARAGE FARM ROAD, TW515 homes
completed
Rear Of, Land Rear of 355-339 (existing builders yard), Vicarage Farm Road, Hounslow, TW5 0DZ10 homes
completed
THE PRIDE OF ERIN 136, 136, New Heston Road, Hounslow, TW5 0LF9 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 9EP

Full postcodeTW5 9EP
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.483967
Longitude-0.382386
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