Syon & Brentford Lock · Hounslow · Brentford and Isleworth constituency · 51.47246, -0.32252

TW7 6AY— Syon & Brentford Lock, Hounslow

Location and area intelligence for TW7 6AY, Syon & Brentford Lock, Hounslow

The family fortress

 

Schools 100%Safety 75/100Transport 27/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
56
Safety
75
Schools
90
Transport
27
Environment
86
Investment
46

The bottom line

TW7 6AY offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 56 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW7 6AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW7 6AY

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

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Postcode Personality

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“The family fortress”

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How TW7 6AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Blue School CofE Primary

Good · Inspected Nov 2022 · 5 min walk

KS2: 107.5

★★

Secondary

The Green School for Boys

Good · Inspected Feb 2020 · 7 min walk

P8: +0.21A8: 49.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 29 min walk

6 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heston & Isleworth Fire Station (G38) · 1.5km

Crime is +59% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,083/m²
Price per ft²£379/ft²
Avg floor area61.2 m²

EPC breakdown

B
2%
C
12%
D
14%
E
22%
F
2%

Based on 52 properties · Confidence: high

Street mix

Semi 10%Terraced 1%Detached 1%Flat 88%

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£153,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2025 · CAGR

+4.8%

Total change

+305%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.9%

per year

Acceleration

-24.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 82 sales

Property Type Mix

Total: 82 sales

Detached1.2%
Semi-detached9.8%
Terraced1.2%
Flat/maisonette87.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£104k+71.2%3.5
Post-dot-com plateau2001–2004£136k£187k+37%3.2
Pre-crash peak2005–2007£202k£213k+5.3%2.7
GFC & correction2008–2012£245k£198k-19.2%1.8
Help-to-Buy recovery2013–2016£246k£365k+48.7%2
Brexit uncertainty2017–2019£361k£245k-32.1%2.3
Pandemic surge2020–2021£300k£325k+8.3%3
Rate-rise correction2022–2023£333k£305k-8.3%4.5
Current market2024–2025£314k£245k-21.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.8%
District
5.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
RichmondDistrict line
21.5 min walk
Syon Lane

Nearby stations

Syon LaneNational Rail
13 min walk
Richmond (London) Rail StationMildmay · South Western Railway
22 min walk
Richmond Underground StationDistrict
22 min walk
Osterley Underground StationPiccadilly
29 min walk
Hounslow East Underground StationPiccadilly
30 min walk
No bus stops within 400m

32

Walkability score

56

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 park149m
Santander docks (800m)0
Nearest cycle dock6.1 km

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: 11.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 1.0 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

2 min walk

3

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWest Middlesex Hospital · 148 m
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

16

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 510 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Sabre Food & Wines420 m
Midas Food & Wine450 m
Syon Food & Wine454 m
Nisa Local717 m

Nearby cafes

Costa187 m
South Street Coffee and Ice cream Shop484 m
Greedies550 m
The Clocktower869 m

Nearby restaurants

Charcoal Lebanese Grill401 m
ISO Sushi403 m
Cinnamon Lounge411 m
Nim's Fish and Chips417 m

Nearby pubs

The London Apprentice190 m
The Town Wharf359 m
The Swan Inn407 m
The Castle474 m

Nearby gyms

Isleworth Recreation Centre876 m

Nearby health

West Middlesex Hospital148 m
Hounslow Urgent Care Centre219 m
Richmond Cosmetic Clinic737 m
Densign810 m
Food hygiene (5-star)60% 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

E

High street health

Registered businesses

ADAM BRAVE LTD
HICQ LTD.
NOSTRA STAR LTD
NTOMBIZONKE LTD
YJ FIRE SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

46

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 score15/100
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

36.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,657m
Crossrail 2 route9,799m

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
Yes
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
37
Largest scheme
149 homes · West Middlesex University Hospital, WEST MIDDLESEX HOSPITAL, Twickenham Road, Isleworth, TW7 6AF
Pipeline pressure
NONE

Named schemes (500m)

West Middlesex University Hospital, WEST MIDDLESEX HOSPITAL, Twickenham Road, Isleworth, TW7 6AF149 homes
completed
West Middlesex University Hospital, WEST MIDDLESEX HOSPITAL, SITES A & B, Twickenham Road, Isleworth, TW7 6AF140 homes
completed
Swan Court and White Lion Court 5, 5, Swan Street, Isleworth, TW7 6RJ139 homes
completed
Riverside Mill House, 20, Church Street, Isleworth, TW7 6XB19 homes
completed
Flat 1, 2, Richmond Road, Isleworth, TW7 7BL18 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 6AY

Full postcodeTW7 6AY
Postcode districtTW7
BoroughLondon Borough of Hounslow
WardSyon & Brentford Lock
Latitude51.472461
Longitude-0.322520
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