Heston West · Hounslow · Feltham and Heston constituency · 51.49371, -0.37691

UB2 5RL— Heston West, Hounslow

Location and area intelligence for UB2 5RL, Heston West, Hounslow

The family fortress

 

Schools 100%Safety 76/100Transport 18/100Yield 4.86%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
76
Schools
90
Transport
18
Environment
78
Investment
65

The bottom line

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

The catch: 68 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 5RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for UB2 5RL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB2 5RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Wolf Fields Primary School

Good · Inspected Oct 2021 · 4 min walk

KS2: 106.0

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 12 min walk

P8: +0.63A8: 51.3

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.1 incidents per 1,000 residents

Better than 57% of London
↑ Rising 772.7%

-23% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Vehicle crime20%
Anti-social behaviour19%
Burglary8%
Theft2%
Drug offences1%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.0km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area97 m²

EPC breakdown

C
1%
D
8%
E
1%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 82%Terraced 14%Detached 5%

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£242,500
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
WallsSolid brick, 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

+7.7%

Total change

+704%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

-16.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £700k+ · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Semi-detached81.8%
Terraced13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£166k+100%1
Post-dot-com plateau2002–2002£200k£200k+0%3
Pre-crash peak2005–2005£360k£360k+0%3
GFC & correction2009–2012£270k£295k+9.3%1
Help-to-Buy recovery2015–2015£550k£550k+0%1
Brexit uncertainty2019–2019£585k£585k+0%2
Pandemic surge2020–2021£555k£595k+7.2%1.5
Rate-rise correction2022–2023£680k£668k-1.8%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.2% alpha

Semi-detached+1.2% α
Local
5.9%
District
4.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

13

Walkability score

15

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park281m
Santander docks (800m)0
Nearest cycle dock9.7 km

Nearby car parks

🅿️
Norwood Road Car Park 2· yes
732m
🅿️
Norwood Road Car Park· yes
781m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.8 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.1 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

5 min walk

85%

Recommend GP

85%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (392 m)

Nearest supermarketMor Foods · 1.6 km
6 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 Express349 m
Mini Punjab Convenience Store668 m
Heston Express930 m
Nisa Local969 m

Nearby restaurants

Star of India286 m
Lavish Lounge303 m
The Plough Inn (Restaurant)772 m
Chungs918 m

Nearby pubs

The Lamb392 m

Nearby gyms

The Dome Badminton Centre411 m
Heston Pools and Fitness801 m
Swift Road Outdoor Sports Centre974 m

Nearby health

Southall Medical Centre586 m
Hammond Road Surgery707 m
The Smile Studios1.1 km
Food hygiene (5-star)63% of 32

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
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

COMFORT CLIMATE LIMITED
DDK DISTRIBUTION LTD
HEATHERFIELD CHAUFFEURS LIMITED
I S MINI MART LTD
JPJ GROUP SERVICES LIMITED

+7 more

Investment

Investment grade, yield and market outlook

65

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 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

19

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,215m
Crossrail 2 route14,242m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,286 nationally

1,712

Est. population

11,567/km²

54%

Employed

33%

Degree educated

£43,000

Median income

5.6%

Claimant rate

Inner cityHigh densityMixed

48

Community stability

Age profile

23%
24%
20%
19%
15%
Under 1823%
18–3424%
35–4920%
50–6419%
65+15%

Tenure

34%
32%
29%
Own outright34%
Own (mortgage)32%
Private rent29%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

67%
16%
White British5%
White Other5%
Asian67%
Black5%
Mixed2%
Other16%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household15%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent29%
Social rent4%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
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)
23
Largest scheme
174 homes · NORWOOD WHARF, NORWOOD WHARF, KINGSBRIDGE ROAD, UB2 5RU
Pipeline pressure
NONE

Named schemes (500m)

NORWOOD WHARF, NORWOOD WHARF, KINGSBRIDGE ROAD, UB2 5RU174 homes
completed
19 Witley Gardens, 19, Witley Gardens, Southall, UB2 4ES56 homes
completed
Former Norwood Green Police Station, Former Norwood Green Police Station 190, Norwood Road, Southall, UB2 4JT8 homes
completed
137 Norwood Road, Norwood Road, Southall, UB2 4JB5 homes
completed
137 Norwood Road, 137 The Lamb P.H, Norwood Road, Southall, UB2 4JB4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.4%
Ward turnout
36%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Lily BathLabour
Satwant KaurConservative
Shantanu RajawatLabour

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Key facts for UB2 5RL

Full postcodeUB2 5RL
Postcode districtUB2
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.493711
Longitude-0.376913
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