Heston West · Hounslow · Feltham and Heston constituency · 51.48269, -0.39495

TW5 9LW— Heston West, Hounslow

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

The practical family move

 

Schools 100%Safety 77/100Transport 21/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
50
Safety
77
Schools
90
Transport
21
Environment
57
Investment
42

The bottom line

TW5 9LW 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 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 9LW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 9LW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How TW5 9LW 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 · 6 min walk

KS2: 106.2

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 12 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 · 22 min walk

2 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) · 2.8km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,635/m²
Price per ft²£616/ft²
Avg floor area94.5 m²

EPC breakdown

B
1%
C
10%
D
17%
E
2%

Based on 30 properties · Confidence: high

Street mix

Semi 97%Flat 3%

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£236,250
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

1995–2026 · CAGR

+6.1%

Total change

+531%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.4%

per year

Acceleration

-45.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached96.7%
Flat/maisonette3.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£163k+93.5%2.3
Post-dot-com plateau2002–2002£187k£187k+0%3
Pre-crash peak2005–2006£290k£290k+0%1
GFC & correction2008–2012£305k£250k-18%1
Brexit uncertainty2018–2019£485k£460k-5.2%1.5
Pandemic surge2021–2021£500k£500k+0%1
Rate-rise correction2023–2023£604k£604k+0%2
Current market2025–2026£720k£530k-26.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
7.3%
District
7.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Hounslow West Underground StationPiccadilly
15 min walk
Hounslow Central Underground StationPiccadilly
29 min walk
Hatton Cross Underground StationPiccadilly
33 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
35 min walk
SouthallNational Rail
35 min walk
No bus stops within 400m

18

Walkability score

27

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

8

Car parks (800m)

6

EV chargers (800m)

6

Fast chargers (800m)

Total spaces (800m)12
Nearest car park581m
Santander docks (800m)0
Nearest cycle dock11.0 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: 16.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 85% 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

SKYWAYS MEDICAL CENTRE

2 SHELLEY CRESCENT, TW5 9BJ

8 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 1.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Queen's Head (757 m)

Nearest supermarketMieszko Polish Supermarket · 1.2 km
1 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)

226m

Post office

Nearby shops

Your Local Meat and Greengrocers212 m
Go Local229 m
WHSmith639 m
M&S Food658 m

Nearby cafes

Go Local Cafe247 m
Costa650 m
Chaiiwala1.1 km

Nearby restaurants

Chicken Express242 m
Burger King667 m
Greggs671 m
The Kebab Van816 m

Nearby pubs

Queen's Head757 m

Nearby gyms

TSG Elite Training & Performance Centre815 m

Nearby pharmacies

Medico Pharmacy777 m
Hobbs Pharmacy1.1 km

Nearby health

Dr TURNER & partner675 m
Food hygiene (5-star)61% of 28

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

ALM PROPERTY MANAGEMENT LTD
BOSS CONNECTION UK LTD
DAACHI SPORTS LTD
FALCON CONSTRUCTION SERVICES LTD
FIVE STAR DEVELOPERS CAPITAL LTD

+11 more

Investment

Investment grade, yield and market outlook

42

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 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,520m
Crossrail 2 route14,782m

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

Inner cityMedium 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)
1
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)
10
Largest scheme
11 homes · Street Record, Land between 16 & 18, Brabazon Road, & 15 & 17 Johnson Road, Hounslow
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Land to RO 2&3 De Havilland Road and Land adj to 12 & 14 Cob, De Havilland Road, Hounslow10 homes
completed
Street Record, Site to rear of Harlech Gardens estate, Harlech Gardens, Hounslow10 homes
completed
Street Record, Site adj 132, Northfield Road, Hounslow9 homes
completed
Street Record, East Norman Crescent boarding 48 & 56 - 106, Norman Crescent, Hounslow5 homes
completed
Street Record, Rear of 134-192, Norman Crescent, Hounslow4 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 9LW

Full postcodeTW5 9LW
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.482692
Longitude-0.394946
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