Heston West · Hounslow · Feltham and Heston constituency · 51.49573, -0.37854

UB2 5TB— Heston West, Hounslow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 17/100Yield 4.86%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
76
Schools
60
Transport
17
Environment
62
Investment
60

The bottom line

UB2 5TB 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 catch: 68 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 5TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 5TB

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB2 5TB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Norwood Green Infant and Nursery School

Not yet inspected · Inspected Apr 2025 · 4 min walk

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 9 min walk

P8: +0.63A8: 51.3

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 8 min walk

9 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.8km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area58.3 m²

EPC breakdown

C
1%
D
6%
E
5%

Based on 12 properties · Confidence: medium

Street mix

Semi 9%Terraced 91%

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£145,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
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

1997–2019 · CAGR

+8.3%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.5%

per year

Acceleration

-11.65

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 9 sales

Property Type Mix

Total: 9 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£52k£90k+73.1%1.5
Post-dot-com plateau2001–2003£115k£144k+25.2%1
Pre-crash peak2005–2005£200k£200k+0%1
Help-to-Buy recovery2014–2015£235k£280k+19.1%1
Brexit uncertainty2019–2019£301k£301k+0%1

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 Velocity0
Trend Position75

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
13.7 min walk
Southall

Nearby stations

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

6

Walkability score

14

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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park117m
Santander docks (800m)0
Nearest cycle dock9.8 km

Nearby car parks

🅿️
Norwood Road Car Park 2· yes
481m
🅿️
Norwood Road Car Park· yes
531m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Syon Park SSSI — 5.3 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

WELCOME PRACTICE

70-70A NORWOOD ROAD, UB2 4EY

4 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketMor Foods · 1.3 km
3 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

1

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Mini Punjab Convenience Store430 m
Tesco Express465 m
Mace Convenience Express818 m
Morgan Off Licence834 m

Nearby restaurants

Star of India256 m
Lavish Lounge260 m
Sanjha Chulla810 m
Karwan Restaurant Southall826 m

Nearby pubs

The Lamb251 m
Old Oak Tree654 m

Nearby gyms

The Dome Badminton Centre383 m
Swift Road Outdoor Sports Centre791 m
Heston Pools and Fitness1.0 km

Nearby health

Southall Medical Centre338 m
Hammond Road Surgery464 m
Food hygiene (5-star)28% of 79

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

E

High street health

Registered businesses

AT ENTERPRISE LONDON LTD

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 score13/100
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

19.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,326m
Crossrail 2 route14,446m

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

SuburbanHigh 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)
2
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
7
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)
25
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
Former Salisbury Depot, Former Salisbury Depot, Salisbury Road, Southall, UB2 5QJ103 homes
completed
19 Witley Gardens, 19, Witley Gardens, Southall, UB2 4ES56 homes
completed
FACTORY SITE, FACTORY SITE, GORDON ROAD, SOUTHALL, UB250 homes
completed
Adelaide Wharf And Gordon Road, Adelaide Wharf, Gordon Road, Southall, UB2 5QE25 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 5TB

Full postcodeUB2 5TB
Postcode districtUB2
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.495730
Longitude-0.378541
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