Heston West · Hounslow · Feltham and Heston constituency · 51.48335, -0.40051

TW5 9LL— Heston West, Hounslow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 12/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
47
Safety
81
Schools
90
Transport
12
Environment
59
Investment
34

The bottom line

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

The catches: 70 min to waterloo — 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 9LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-7.1% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for TW5 9LL

🛡️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 9LL 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 · 10 min walk

KS2: 106.2

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 8 min walk

P8: +0.60A8: 54.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.8 incidents per 1,000 residents

Better than 52% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences29%
Other29%
Anti-social behaviour16%
Vehicle crime10%
Theft5%
Drug offences4%
Burglary4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 2.7km

Crime is 3% 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£6,456/m²
Price per ft²£600/ft²
Avg floor area76.8 m²

EPC breakdown

C
13%
D
17%
E
6%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 88%Terraced 9%Detached 2%

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£192,000
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
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.5%

Total change

+966%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.7%

per year

Acceleration

+25.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 43 sales

Property Type Mix

Total: 43 sales

Detached2.3%
Semi-detached88.4%
Terraced9.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£122k+78.7%2
Post-dot-com plateau2001–2004£122k£210k+72.1%2.2
Pre-crash peak2005–2007£192k£235k+22.7%3.3
GFC & correction2008–2012£208k£220k+5.8%1.8
Help-to-Buy recovery2013–2014£276k£278k+0.7%1
Brexit uncertainty2017–2019£295k£405k+37.3%1
Pandemic surge2020–2020£396k£396k+0%3
Current market2024–2025£488k£725k+48.7%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
7.3%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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 Underground StationPiccadilly line
17.6 min walk
Hayes & Harlington

Nearby stations

Hounslow West Underground StationPiccadilly
18 min walk
Hatton Cross Underground StationPiccadilly
30 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
33 min walk
Hayes & HarlingtonNational Rail
33 min walk
Hounslow Central Underground StationPiccadilly
34 min walk
No bus stops within 400m

13

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria71 min ↑
Waterloo ★70 min
Canary Wharf73 min ↑
City73 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

9

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park391m
Santander docks (800m)0
Nearest cycle dock11.4 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 6.6 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

10 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 2.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Queen's Head (373 m)

Nearest supermarketB&B Super Shop · 1.7 km
3 tennis courts1 sports halls

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)

343m

Post office

Nearby shops

Go Local342 m
Your Local Meat and Greengrocers352 m
WHSmith631 m
M&S Food649 m

Nearby cafes

Go Local Cafe324 m
Costa651 m

Nearby restaurants

Chicken Express329 m
Greggs648 m
Burger King649 m
McDonald's915 m

Nearby pubs

Queen's Head373 m
The Jolly Gardeners452 m
The Jolly Waggoners699 m

Nearby gyms

TSG Elite Training & Performance Centre612 m
David Lloyd Raquet Health and Fitness Club1.1 km

Nearby pharmacies

Medico Pharmacy928 m
Hobbs Pharmacy1.1 km

Nearby health

Dr TURNER & partner860 m
Food hygiene (5-star)66% of 29

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
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

10TIGERS CONSULTANCY LIMITED
AEROLECTRIC LTD
DGN DESIGN & BUILD LTD
LAMPTON ROAD DEVELOPMENTS LIMITED
MOCANU ROAD LTD

+2 more

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

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

8/100

Velocity score

Future outlook

23.6

Price growth score

E
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,900m
Crossrail 2 route15,160m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,409 nationally

2,229

Est. population

3,186/km²

52%

Employed

31%

Degree educated

£39,000

Median income

6.2%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

42

Community stability

Age profile

32%
21%
23%
16%
Under 1832%
18–3421%
35–4923%
50–6416%
65+9%

Tenure

19%
18%
49%
Own outright12%
Own (mortgage)19%
Private rent18%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

17%
48%
14%
White British17%
White Other10%
Asian48%
Black14%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine28%
No car household35%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent49%
Private rent18%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Borough approval rate
55%
Historic landfill (400m)
1
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
12 homes · 132-138, 132, High Street, Hounslow, TW5 9PD
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Land between 16 & 18, Brabazon Road, & 15 & 17 Johnson Road, Hounslow11 homes
completed
Street Record, Site to rear of Harlech Gardens estate, Harlech Gardens, Hounslow10 homes
completed
Street Record, Land to RO 2&3 De Havilland Road and Land adj to 12 & 14 Cob, De Havilland Road, Hounslow10 homes
completed
12, Cobham Road, Hounslow, TW5 9LA2 homes
completed
9, 9, Whittle Road, Hounslow, TW5 9LE1 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 9LL

Full postcodeTW5 9LL
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.483352
Longitude-0.400511
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