Heston East · Hounslow · Feltham and Heston constituency · 51.49103, -0.37305

UB2 5RB— Heston East, Hounslow

Location and area intelligence for UB2 5RB, Heston East, Hounslow

 

Schools 100%Safety 70/100Transport 9/100Yield 4.86%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
70
Schools
90
Transport
9
Environment
65
Investment
61

The bottom line

UB2 5RB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 68 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 5RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for UB2 5RB

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

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How UB2 5RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Rosary Catholic Primary School

Good · Inspected Nov 2023 · 5 min walk

KS2: 106.6

★★

Secondary

Heston Community School

Good · Inspected Dec 2022 · 10 min walk

P8: +0.30A8: 48.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.9 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 366.7%

+30% vs borough

Crime by type

Other33%
Violence & sexual offences24%
Vehicle crime12%
Anti-social behaviour12%
Burglary9%
Robbery6%
Drug offences3%
Theft1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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: Southall Fire Station (G24) · 2.3km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area77.5 m²

EPC breakdown

C
1%
D
2%
E
1%

Based on 4 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£193,750
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, 150 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

1997–1999 · CAGR

+-3.2%

Total change

-6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £75k–£100k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£96k£90k-6.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall StationElizabeth line line
20.3 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
21 min walk
SouthallNational Rail
21 min walk
Osterley Underground StationPiccadilly
23 min walk
Hounslow West Underground StationPiccadilly
27 min walk
Hounslow Central Underground StationPiccadilly
28 min walk
No bus stops within 400m

8

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★68 min
Canary Wharf71 min ↑
City71 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park366m
Santander docks (800m)0
Nearest cycle dock9.4 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 waterLOW
Low
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: 14.6 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 64%
More green space than 84% of London

Nearest SSSI: Syon Park SSSI — 4.7 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): 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 yield859.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CROSSLANDS SURGERY

1 CROSSLANDS AVENUE, UB2 5QY

0 min walk

85%

Recommend GP

85%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (669 m)

Nearest supermarketMor Foods · 1.9 km
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Tesco Express554 m
Heston Express614 m
Nisa Local646 m
Mini Punjab Convenience Store1.0 km

Nearby cafes

Norwood Cafe784 m

Nearby restaurants

Star of India561 m
Lavish Lounge578 m
Chungs613 m
Jazzy's Munch Box614 m

Nearby pubs

The Plough669 m
The Lamb706 m

Nearby gyms

Heston Pools and Fitness533 m
The Dome Badminton Centre735 m

Nearby health

The Smile Studios765 m
Southall Medical Centre969 m
Hammond Road Surgery1.1 km
Food hygiene (5-star)66% of 44

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

ANKA HAIR AND BEAUTY LTD
AULAKH WAYMAKER LTD
GURINDER LIMITED
TAL FOOD & WINES LIMITED

Investment

Investment grade, yield and market outlook

61

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

17.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,953m
Crossrail 2 route13,866m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,716 nationally

1,623

Est. population

8,691/km²

57%

Employed

35%

Degree educated

£43,000

Median income

4.6%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

23%
22%
21%
18%
16%
Under 1823%
18–3422%
35–4921%
50–6418%
65+17%

Tenure

32%
32%
30%
Own outright32%
Own (mortgage)32%
Private rent30%
Social rent6%
Shared ownership1%

Ethnicity

64%
15%
White British9%
White Other8%
Asian64%
Black2%
Mixed2%
Other15%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household19%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent30%
Social rent6%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
0%
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)
10
Largest scheme
220 homes · Heston Pools And Fitness, Heston Leisure Centre and surrounding land, New Heston Road, Hounslow, TW5 0LW
Pipeline pressure
NONE

Named schemes (500m)

6 Boundary Close, Boundary Close, Southall, UB2 4JW9 homes
completed
Land adjacent to 293, Land adjacent to 293, Norwood Road, Southall, UB2 4JJ8 homes
completed
299 Norwood Road, Norwood Road, Southall, UB2 4JJ4 homes
completed
21A, Eton Avenue, Hounslow, TW5 0HB3 homes
completed
4 Alleyn Park, Alleyn Park, Southall, UB2 5QT2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.2%
Ward turnout
38%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Jasmine DeolGreen
Fiza AhmedLabour
Gurbachan AthwalLabour

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Key facts for UB2 5RB

Full postcodeUB2 5RB
Postcode districtUB2
BoroughLondon Borough of Hounslow
WardHeston East
Latitude51.491032
Longitude-0.373047
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