Cranford · Hounslow · Feltham and Heston constituency · 51.48250, -0.40686

TW5 9TB— Cranford, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 9/100Low yield 3.33%

Best for: Families

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

Liveability
48
Safety
80
Schools
90
Transport
9
Environment
70
Investment
49

The bottom line

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

The catches: high noise levels nearby and 70 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW5 9TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.5% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for TW5 9TB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW5 9TB 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 · 12 min walk

KS2: 107.4

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 7 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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.9 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-2% vs borough

Crime by type

Other30%
Violence & sexual offences28%
Anti-social behaviour18%
Vehicle crime12%
Burglary5%
Theft4%
Drug offences2%
Robbery2%

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 1.7km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area116.2 m²

EPC breakdown

C
6%
D
17%
E
10%

Based on 33 properties · Confidence: high

Street mix

Semi 52%Terraced 30%Detached 18%

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£290,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2023 · CAGR

+7.3%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

-4.11

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 33 sales

Property Type Mix

Total: 33 sales

Detached18.2%
Semi-detached51.5%
Terraced30.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£164k+92.9%1.8
Post-dot-com plateau2001–2004£210k£290k+38.1%1.8
Pre-crash peak2005–2007£325k£340k+4.5%2
GFC & correction2010–2011£350k£400k+14.3%1.5
Help-to-Buy recovery2013–2016£415k£240k-42.2%1.3
Brexit uncertainty2018–2018£565k£565k+0%1
Pandemic surge2021–2021£600k£600k+0%3
Rate-rise correction2023–2023£613k£613k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
6.8%
District
7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
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
20.8 min walk
Hayes & Harlington

Nearby stations

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

11

Walkability score

38

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park229m
Santander docks (800m)0
Nearest cycle dock11.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.1 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% of London

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

CRANFORD MEDICAL CENTRE

24 HIGH STREET, CRANFORD, TW5 9RG

5 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 2.5 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

67

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketB&B Super Shop · 1.9 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

790m

Post office

Nearby shops

Cranford Wine Store470 m

Nearby cafes

Moniz515 m
Go Local Cafe768 m

Nearby restaurants

Zam Zam464 m
Domino's471 m
Rockys486 m
Kebab Centre508 m

Nearby pubs

Queen's Head296 m
The Jolly Gardeners368 m
VII Hotel and Indian Food475 m
The Jolly Waggoners550 m

Nearby gyms

TSG Elite Training & Performance Centre801 m

Nearby pharmacies

Dunn's Pharmacy452 m
Food hygiene (5-star)58% of 38

Business

Local businesses registered here

Active businesses
13
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

AEGIFY PROPERTIES LTD
BATTH APEX ROOFING LTD
BEST MANAGEMENT TRADING LTD
CAD FACILITIES LTD
ERYDOM SPEED LTD

+8 more

Investment

Investment grade, yield and market outlook

49

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 route21,347m
Crossrail 2 route15,512m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,946 nationally

1,809

Est. population

9,845/km²

57%

Employed

34%

Degree educated

£39,700

Median income

5.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

24%
22%
23%
19%
13%
Under 1824%
18–3422%
35–4923%
50–6419%
65+13%

Tenure

27%
25%
39%
Own outright27%
Own (mortgage)25%
Private rent39%
Social rent8%
Shared ownership1%

Ethnicity

68%
White British7%
White Other10%
Asian68%
Black2%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine29%
No car household25%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent39%
Social rent8%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

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

Named schemes (500m)

Street Record, Centre of, Redwood Estate, Hounslow12 homes
completed
Street Record, Cole Gardens, Hounslow12 homes
completed
132-138, 132, High Street, Hounslow, TW5 9PD12 homes
completed
65, 65, High Street, Hounslow6 homes
completed
65, 65, High Street, Hounslow4 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 9TB

Full postcodeTW5 9TB
Postcode districtTW5
BoroughLondon Borough of Hounslow
WardCranford
Latitude51.482504
Longitude-0.406863
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