Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.47456, -0.33369

TW7 5BE— Syon & Brentford Lock, Hounslow

Location and area intelligence for TW7 5BE, Syon & Brentford Lock, Hounslow

The practical family move

 

Schools 100%Safety 84/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
65
Safety
84
Schools
60
Transport
42
Environment
59
Investment
47

The bottom line

TW7 5BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 51 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW7 5BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for TW7 5BE

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

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“The practical family move”

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How TW7 5BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Isleworth Town Primary School

Not yet inspected · 4 min walk

KS2: 107.2

—

Secondary

Gumley House RC Convent School, FCJ

Not yet inspected · 8 min walk

P8: +0.74A8: 59.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 39 min walk

5 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

43.6 incidents per 1,000 residents

Better than 68% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences26%
Other23%
Drug offences11%
Vehicle crime7%
Burglary4%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heston & Isleworth Fire Station (G38) · 664m

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

TW7 district median

£445,000

Based on 139 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,662/m²
Price per ft²£433/ft²
Avg floor area79 m²

EPC breakdown

B
12%
C
37%
D
4%

Based on 53 properties · Confidence: high

Street mix

Flat 100%

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£197,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,939
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+1.8%

Total change

+46%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

-2.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£250k£250k+0%21
Pre-crash peak2005–2007£250k£285k+14%2
GFC & correction2008–2012£250k£250k-0.2%1.8
Help-to-Buy recovery2013–2016£221k£367k+66.1%1.7
Brexit uncertainty2017–2019£391k£370k-5.4%1.7
Current market2024–2025£373k£365k-2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
2%
District
2.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Osterley Underground StationPiccadilly line
17.7 min walk
Isleworth

Nearby stations

IsleworthNational Rail
3 min walk
Osterley Underground StationPiccadilly
19 min walk
Hounslow East Underground StationPiccadilly
20 min walk
Hounslow Central Underground StationPiccadilly
29 min walk
Boston Manor Underground StationPiccadilly
30 min walk
No bus stops within 400m

26

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria53 min ↑
Waterloo ★51 min
Canary Wharf69 min ↑
City59 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)

0

EV chargers (800m)

Nearest car park198m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Isleworth Station Car Park· yes
277m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 12.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Syon Park SSSI — 1.7 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): 1

Landslide susceptibility: Low

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 yield859.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ARGYLE HEALTH-ISLEWORTH PRACTICE

146 TWICKENHAM ROAD, TW7 7DJ

10 min walk

83%

Recommend GP

83%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 666 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

17

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 867 m
5 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

291m

Post office

Nearby shops

Mr Phone112 m
J&J Off Licence134 m
London Food & Wine286 m
Best-one294 m

Nearby cafes

Sereen's219 m
Ballucci302 m
Elisabeth309 m
Syon café324 m

Nearby restaurants

The Swan264 m
Golden Grill269 m
Farm Fried Chicken308 m
Captain Hooks Fish & Chips322 m

Nearby pubs

The Red Lion119 m
The Bridge Inn165 m
The Rising Sun195 m
The Woodlands Tavern326 m

Nearby gyms

Old Isleworthians Sports Club307 m
Isleworth Bowls Club816 m
Osterley Sports & Athletic Centre831 m
Isleworth Recreation Centre943 m

Nearby pharmacies

Clarks Pharmacy280 m
Jasins Pharmacy312 m

Nearby health

Studio Figura157 m
Densign167 m
Bridge Dental Practice323 m
Palcare Dental401 m
Food hygiene (5-star)64% of 58

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

ALLEN CARE LTD
AYOB GAFURO LIMITED
REP CONSULTANCY LTD
RR SHEPHERD MOTORS LIMITED LIMITED
VADA GROUP OF COMPANIES LTD

Investment

Investment grade, yield and market outlook

47

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,387m
Crossrail 2 route10,594m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,457 nationally

1,673

Est. population

29,882/km²

70%

Employed

60%

Degree educated

£46,400

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

28%
25%
32%
Under 1828%
18–3425%
35–4932%
50–6410%
65+5%

Tenure

14%
29%
34%
16%
Own outright14%
Own (mortgage)29%
Private rent34%
Social rent16%
Shared ownership7%

Ethnicity

24%
15%
36%
White British24%
White Other15%
Asian36%
Black8%
Mixed10%
Other7%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household29%
Unemployed6%
No qualifications10%

Housing tenure (Census 2021)

Private rent34%
Social rent16%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
2
Largest scheme
366 homes · Lancaster House Campus, Brunel University, Osterley Campus, Borough Road, Isleworth
Pipeline pressure
NONE

Named schemes (500m)

396 – 418, 396, London Road, Isleworth, TW7 5AJ203 homes
completed
FORMER HOUNSLOW BOROUGH COLLEGE ANNEXE, FORMER HOUNSLOW BOROUGH COLLEGE ANNEXE, ST. JOHN'S ROAD, TW732 homes
completed
NOMADIC HOUSE 71, 71, St Johns Road, Isleworth, TW7 6XQ28 homes
completed
NOMADIC HOUSE, 71, 71, St Johns Road, Isleworth, TW7 6XQ23 homes
completed
Flat 1, Mandeville Road, Isleworth, TW7 6AD4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.8%
Ward turnout
41%
Election year
2026
MP
Ruth Cadbury (Labour)
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Dan BowringLabour
Katherine Sarah DunneLabour
Theo DennisonBrentford, Isleworth, Heston & Hounslow Independents

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Key facts for TW7 5BE

Full postcodeTW7 5BE
Postcode districtTW7
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.474563
Longitude-0.333688
Parliamentary constituencyBrentford and Isleworth
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