Heston West · Hounslow · Feltham and Heston constituency · 51.49149, -0.38839

UB2 5ST— Heston West, Hounslow

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

The family fortress

 

Schools 100%Safety 82/100Transport 13/100Yield 4.86%

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
82
Schools
60
Transport
13
Environment
78
Investment
60

The bottom line

UB2 5ST 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 catch: 58 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 5ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-7.1% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for UB2 5ST

🛡️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 UB2 5ST has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Berkeley Academy

Not yet inspected · Inspected Sept 2024 · 9 min walk

KS2: 106.2

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: +0.63A8: 51.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.5 incidents per 1,000 residents

Better than 57% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences33%
Other21%
Anti-social behaviour17%
Drug offences12%
Vehicle crime12%
Burglary3%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.4km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area93.1 m²

EPC breakdown

B
1%
C
6%
D
25%
E
9%

Based on 41 properties · Confidence: high

Street mix

Semi 50%Terraced 50%

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£232,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

1998–2023 · CAGR

+8%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

-19.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£87k£139k+59.8%2
Post-dot-com plateau2001–2004£138k£230k+66.4%1.7
Pre-crash peak2005–2007£240k£270k+12.5%1
GFC & correction2009–2012£240k£225k-6.2%1
Help-to-Buy recovery2014–2015£280k£395k+41.1%1
Brexit uncertainty2017–2019£434k£415k-4.4%1.5
Pandemic surge2021–2021£465k£465k+0%1
Rate-rise correction2022–2023£575k£600k+4.3%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
8.2%
District
8.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall Rail StationGreat Western Railway line
21 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
22 min walk
SouthallNational Rail
22 min walk
Hounslow West Underground StationPiccadilly
25 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
32 min walk
Hounslow Central Underground StationPiccadilly
34 min walk
No bus stops within 400m

20

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria64 min ↑
Waterloo ★58 min
Canary Wharf61 min ↑
City62 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)

4

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)6
Nearest car park292m
Santander docks (800m)0
Nearest cycle dock10.5 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 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: 15.6 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 7.5 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

JERSEY PRACTICE

CRANFORD LANE, TW5 9ER

12 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Old Oak Tree (412 m)

Nearest supermarketB&B Super Shop · 837 m
1 tennis courts1 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)

930m

Post office

Nearby shops

WHSmith347 m
Tesco Express520 m
M&S Food637 m
Singhsbury's Local854 m

Nearby cafes

Costa340 m
Go Local Cafe936 m

Nearby restaurants

Burger King329 m
Greggs344 m
Chicken Express933 m
Brilliant1.0 km

Nearby pubs

Old Oak Tree412 m
Prince of Wales871 m

Nearby gyms

The Dome Badminton Centre450 m
Food hygiene (5-star)53% of 19

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

AMV ELECTRICAL SERVICES LTD
AUTO MEDICZ LTD
BABA NANAK REAL ESTATE LTD
BLUEPRINT & BEYOND LTD
GFS CONSTRUCTIONS LTD

+7 more

Investment

Investment grade, yield and market outlook

60

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 score12/100
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

9

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,016m
Crossrail 2 route14,833m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,437 nationally

2,212

Est. population

3,659/km²

56%

Employed

27%

Degree educated

£39,000

Median income

7.1%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

41

Community stability

Age profile

32%
21%
23%
15%
Under 1832%
18–3421%
35–4923%
50–6415%
65+9%

Tenure

16%
24%
26%
33%
Own outright16%
Own (mortgage)24%
Private rent26%
Social rent33%
Shared ownership1%
Rent free1%

Ethnicity

55%
13%
White British12%
White Other5%
Asian55%
Black13%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine28%
No car household25%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent33%
Private rent27%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
55%
Historic landfill (400m)
2
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)
13
Largest scheme
50 homes · FACTORY SITE, FACTORY SITE, GORDON ROAD, SOUTHALL, UB2
Pipeline pressure
NONE

Named schemes (500m)

378, 378, North Hyde Lane, Southall, UB2 5TQ10 homes
completed
1 The Common, 1, The Common, Southall, UB2 5PJ7 homes
completed
Land rear of 4-14, 10, Kings Arbour, And garages rear of 42-44 Ringway, Southall, UB2 5TA5 homes
completed
Garages adjacent to 304, 304, North Hyde Lane, Southall, UB2 5TG4 homes
completed
372, 372, North Hyde Lane, Southall2 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
7,944
Constituency
Feltham and Heston

Councillors

Lily BathLabour
Satwant KaurConservative
Shantanu RajawatLabour

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Key facts for UB2 5ST

Full postcodeUB2 5ST
Postcode districtUB2
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.491486
Longitude-0.388386
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