Heston West · Hounslow · Feltham and Heston constituency · 51.48335, -0.39989

TW5 9LS— Heston West, Hounslow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 13/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
49
Safety
77
Schools
90
Transport
13
Environment
59
Investment
41

The bottom line

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

The catch: 70 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW5 9LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 9LS

🛡️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 9LS 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 · 9 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 3 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,457/m²
Price per ft²£507/ft²
Avg floor area79.8 m²

EPC breakdown

B
39%
C
11%
D
9%

Based on 59 properties · Confidence: high

Street mix

Semi 23%Terraced 36%Flat 41%

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£199,500
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.17 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

1998–2026 · CAGR

+6.3%

Total change

+459%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.1%

per year

Acceleration

-31.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached23.1%
Terraced35.9%
Flat/maisonette41%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£76k£76k+0%1
Post-dot-com plateau2001–2004£135k£195k+44.6%2.3
Pre-crash peak2006–2007£150k£239k+59%1.5
GFC & correction2009–2012£200k£234k+16.8%1.5
Help-to-Buy recovery2015–2016£285k£340k+19.3%8
Brexit uncertainty2019–2019£360k£360k+0%2
Rate-rise correction2022–2023£335k£335k+0%1.5
Current market2025–2026£434k£425k-2.1%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.2% α
Local
2.3%
District
2.1%
Terraced-0.1% α
Local
4.2%
District
4.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing9
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
17.3 min walk
Hayes & Harlington

Nearby stations

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

13

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge80 min ↑
Victoria ★70 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

7

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park432m
Santander docks (800m)0
Nearest cycle dock11.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed393 Mbps
Median download395 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.6 km away✗ Not Green Belt✗ Not AONB8% 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

67

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 (411 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)

304m

Post office

Nearby shops

Go Local303 m
Your Local Meat and Greengrocers312 m
WHSmith612 m
M&S Food630 m

Nearby cafes

Go Local Cafe287 m
Costa631 m

Nearby restaurants

Chicken Express292 m
Burger King631 m
Greggs631 m
McDonald's905 m

Nearby pubs

Queen's Head411 m
The Jolly Gardeners487 m
The Jolly Waggoners719 m

Nearby gyms

TSG Elite Training & Performance Centre618 m
David Lloyd Raquet Health and Fitness Club1.1 km

Nearby pharmacies

Medico Pharmacy911 m
Hobbs Pharmacy1.1 km

Nearby health

Dr TURNER & partner840 m
Food hygiene (5-star)66% of 29

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

AKULA SOLUTIONS LIMITED
AN KAI COLLECTIVE LTD
CHAAHAT SUPERSTORE LTD
GLEESERVE TECHNOLOGY LTD
HOTEL SUPPLY LTD

+6 more

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months2

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

17/100

Velocity score

Future outlook

35.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,857m
Crossrail 2 route15,121m

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

SuburbanMedium 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)
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
12 homes · Street Record, Centre of, Redwood Estate, Hounslow
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 9LS

Full postcodeTW5 9LS
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.483353
Longitude-0.399892
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