Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.47643, -0.32993

TW7 5XF— Syon & Brentford Lock, Hounslow

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

The family fortress

 

Schools 100%Safety 75/100Transport 35/100Yield 4.04%

Best for: Families

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

Liveability
57
Safety
75
Schools
90
Transport
35
Environment
86
Investment
57

The bottom line

TW7 5XF 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 catches: high noise levels nearby and 56 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW7 5XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.5% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for TW7 5XF

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

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“The family fortress”

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How TW7 5XF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Smallberry Green Primary School

Good · Inspected Feb 2023 · 2 min walk

KS2: 106.2

★★

Secondary

The Green School for Girls

Good · Inspected Oct 2023 · 6 min walk

P8: +0.65A8: 58.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+41% vs borough

Crime by type

Other41%
Violence & sexual offences25%
Anti-social behaviour17%
Drug offences6%
Vehicle crime4%
Theft4%
Burglary2%
Robbery1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Heston & Isleworth Fire Station (G38) · 936m

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area90 m²

EPC breakdown

B
6%
C
1%
D
10%
E
8%

Based on 25 properties · Confidence: medium

Street mix

Semi 52%Terraced 44%Other 4%

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£225,000
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

1995–2023 · CAGR

+8.5%

Total change

+872%

Market Activity

Price Velocity & Acceleration

Current Velocity

+103.7%

per year

Acceleration

+132.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached53.8%
Terraced46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£141k+98.6%1.5
Post-dot-com plateau2001–2004£179k£250k+39.7%2
Pre-crash peak2005–2006£250k£250k+0%2
Help-to-Buy recovery2013–2015£380k£440k+15.8%2
Brexit uncertainty2018–2019£475k£339k-28.7%1
Rate-rise correction2023–2023£690k£690k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+2% alpha

Weakest performer

Semi-detached

+0.4% alpha

Terraced+2% α
Local
7.3%
District
5.3%
Semi-detached+0.4% α
Local
8.2%
District
7.8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Isleworth

Nearby stations

IsleworthNational Rail
6 min walk
Osterley Underground StationPiccadilly
21 min walk
Hounslow East Underground StationPiccadilly
23 min walk
Boston Manor Underground StationPiccadilly
27 min walk
Richmond (London) Rail StationMildmay · South Western Railway
31 min walk
No bus stops within 400m

19

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria58 min ↑
Waterloo ★56 min
Canary Wharf75 min ↑
City64 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)

0

EV chargers (800m)

Nearest car park318m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Isleworth Station Car Park· yes
572m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download440 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: 12.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.4 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

HOUNSLOW PERINATEL MH SERVICE

LAKESIDE MH UNIT, TWICKENHAM ROAD, TW7 6AF

6 min walk

2

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 535 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

14

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 932 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

571m

Post office

Nearby shops

J&J Off Licence255 m
Mr Phone326 m
Sabre Food & Wines528 m
Eurphrates Market535 m

Nearby cafes

Costa492 m
Sereen's495 m
Ballucci582 m
Elisabeth632 m

Nearby restaurants

Papa John's172 m
Charcoal Lebanese Grill459 m
ISO Sushi463 m
Cinnamon Lounge473 m

Nearby pubs

The Rising Sun146 m
The Red Lion426 m
The Bridge Inn440 m
The Woodlands Tavern659 m

Nearby gyms

Old Isleworthians Sports Club353 m
Osterley Sports & Athletic Centre769 m
Isleworth Bowls Club1.0 km
Isleworth Recreation Centre1.1 km

Nearby pharmacies

Clarks Pharmacy559 m
Jasins Pharmacy633 m

Nearby health

Densign203 m
Studio Figura219 m
Hounslow Urgent Care Centre461 m
West Middlesex Hospital535 m
Food hygiene (5-star)76% of 45

Business

Local businesses registered here

Active businesses
7
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

E

High street health

Registered businesses

HOLLY BRYAN ASSOCIATES LIMITED
KB MUSIC LTD
KIRAT SINGH REAL ESTATE 2 LTD
KIRAT SINGH REAL ESTATE LTD
KRYSTAL BEAUTY CLINIC LTD

+2 more

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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 score15/100
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

19.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,099m
Crossrail 2 route10,460m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,627 nationally

2,435

Est. population

10,001/km²

63%

Employed

43%

Degree educated

£46,400

Median income

5.5%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

25%
25%
27%
15%
Under 1825%
18–3425%
35–4927%
50–6415%
65+8%

Tenure

13%
21%
29%
34%
Own outright13%
Own (mortgage)21%
Private rent29%
Social rent34%
Shared ownership3%

Ethnicity

34%
18%
24%
White British34%
White Other18%
Asian24%
Black10%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household28%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent34%
Private rent29%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
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
203 homes · 396 – 418, 396, London Road, Isleworth, TW7 5AJ
Pipeline pressure
NONE

Named schemes (500m)

396 – 418, 396, London Road, Isleworth, TW7 5AJ203 homes
completed
Marlborough Primary School, MARLBOROUGH TRAINING CENTRE, London Road, Isleworth, TW7 5XA47 homes
completed
Flat 1, Mandeville Road, Isleworth, TW7 6AD4 homes
completed
Rose And Crown, 333, London Road, Isleworth, TW7 5XF3 homes
completed
384, 384, London Road, Isleworth3 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 5XF

Full postcodeTW7 5XF
Postcode districtTW7
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.476433
Longitude-0.329934
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