Cranford · Hounslow · Feltham and Heston constituency · 51.48105, -0.41134

TW5 9RB— Cranford, Hounslow

Location and area intelligence for TW5 9RB, Cranford, Hounslow

The family fortress

 

Schools 100%Safety 81/100Transport 9/100Low yield 3.33%

Best for: Families

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

Liveability
50
Safety
81
Schools
90
Transport
9
Environment
86
Investment
53

The bottom line

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

The catch: 73 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW5 9RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for TW5 9RB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW5 9RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranford Primary School

Not yet inspected · 10 min walk

KS2: 107.4

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 10 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-15% vs borough

Crime by type

Other39%
Violence & sexual offences31%
Anti-social behaviour12%
Vehicle crime5%
Burglary5%
Drug offences4%
Theft2%
Robbery1%

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: Heathrow Airport Fire Service - Station 2 'Fire East' · 1.3km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area127.3 m²

EPC breakdown

C
1%
D
6%
E
1%

Based on 8 properties · Confidence: low

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£318,250
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, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
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

1999–2008 · CAGR

+11.2%

Total change

+160%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

-133.42

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

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

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£90k£90k+0%1
Post-dot-com plateau2003–2003£217k£217k+0%1
GFC & correction2008–2008£234k£234k+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
Hatton Cross Underground StationPiccadilly line
21.5 min walk
Hayes & Harlington

Nearby stations

Hatton Cross Underground StationPiccadilly
22 min walk
Hounslow West Underground StationPiccadilly
24 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
32 min walk
Hayes & HarlingtonNational Rail
32 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
38 min walk
No bus stops within 400m

18

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria ★73 min
Waterloo76 min ↑
Canary Wharf79 min ↑
City79 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)

Total spaces (800m)4000
Nearest car park57m
Santander docks (800m)0
Nearest cycle dock12.1 km

Nearby car parks

🅿️
Terminal 2 & 3 Park & Ride4000 spaces· yes
722m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% 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

CRANFORD MEDICAL CENTRE

24 HIGH STREET, CRANFORD, TW5 9RG

2 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 2.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketB&B Super Shop · 2.2 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
883 licensed premises in borough281 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Cranford Wine Store203 m

Nearby cafes

Moniz175 m
Starbucks517 m

Nearby restaurants

Domino's153 m
Rockys154 m
Kebab Centre170 m
Zam Zam198 m

Nearby pubs

VII Hotel and Indian Food149 m
The Jolly Waggoners580 m
Queen's Head608 m
The Jolly Gardeners649 m

Nearby pharmacies

Dunn's Pharmacy179 m
Food hygiene (5-star)65% of 37

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

8.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,669m
Crossrail 2 route15,724m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,668 nationally

2,125

Est. population

16,964/km²

56%

Employed

27%

Degree educated

£39,700

Median income

6.1%

Claimant rate

SuburbanVery high densityRenters

29

Community stability

Age profile

22%
24%
29%
15%
Under 1822%
18–3424%
35–4929%
50–6415%
65+10%

Tenure

23%
17%
56%
Own outright23%
Own (mortgage)17%
Private rent56%
Social rent3%
Shared ownership1%
Rent free1%

Ethnicity

69%
White British10%
White Other11%
Asian69%
Black2%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine32%
No car household35%
Unemployed7%
No qualifications28%

Housing tenure (Census 2021)

Private rent57%
Social rent3%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Planning apps (3 years)
4
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)
16
Largest scheme
15 homes · 750 - 754, 750, Bath Road, Hounslow, TW5 9TY
Pipeline pressure
NONE

Named schemes (500m)

750 - 754, 750, Bath Road, Hounslow, TW5 9TY15 homes
completed
Innsite House, 7, Park Lane, Hounslow, TW5 9RW14 homes
completed
Street Record, Cole Gardens, Hounslow12 homes
completed
R/O 30, 30, High Street, Hounslow, TW5 9RG11 homes
completed
768-772, 768, Bath Road, Hounslow8 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.4%
Ward turnout
37%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
7,944
Constituency
Feltham and Heston

Councillors

Vilber Mark DecostaConservative
Gurpreet Singh SidhuConservative
Hira Singh DhillonLabour

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Key facts for TW5 9RB

Full postcodeTW5 9RB
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardCranford
Latitude51.481054
Longitude-0.411335
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