Heston West · Hounslow · Feltham and Heston constituency · 51.49307, -0.38444

UB2 5TE— Heston West, Hounslow

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

The family fortress

 

Schools 100%Safety 76/100Transport 16/100Yield 4.86%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
76
Schools
60
Transport
16
Environment
78
Investment
62

The bottom line

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

Less suited to Car-free commuters.

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Location

UB2 5TE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for UB2 5TE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB2 5TE 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
↑ Rising 808.3%

-19% vs borough

Crime by type

Other34%
Violence & sexual offences23%
Anti-social behaviour18%
Vehicle crime10%
Burglary6%
Robbery5%
Theft3%
Drug offences2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

2

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

HIGH pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.1km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area107.6 m²

EPC breakdown

C
4%
D
9%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 47%Terraced 47%Detached 7%

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£269,000
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
WallsCavity wall, 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

1995–2023 · CAGR

+6%

Total change

+407%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-72.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 15 sales

Property Type Mix

Total: 15 sales

Detached6.7%
Semi-detached46.7%
Terraced46.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£69k£101k+45.7%1.8
Post-dot-com plateau2001–2001£150k£150k+0%3
GFC & correction2008–2010£248k£229k-7.5%1
Help-to-Buy recovery2015–2015£250k£250k+0%1
Brexit uncertainty2018–2018£400k£400k+0%1
Rate-rise correction2023–2023£350k£350k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+12.4% alpha

Semi-detached+12.4% α
Local
34%
District
21.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
17.9 min walk
Southall

Nearby stations

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

16

Walkability score

22

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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)6
Nearest car park275m
Santander docks (800m)0
Nearest cycle dock10.2 km

Nearby car parks

🅿️
Norwood Road Car Park 2· yes
734m
🅿️
Norwood Road Car Park· yes
748m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download441 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: 15.3 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 7.7 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

WELCOME PRACTICE

70-70A NORWOOD ROAD, UB2 4EY

9 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Old Oak Tree (337 m)

Nearest supermarketB&B Super Shop · 875 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)

1.2km

Post office

Nearby shops

Tesco Express281 m
WHSmith571 m
Mini Punjab Convenience Store822 m

Nearby cafes

Costa564 m

Nearby restaurants

Burger King556 m
Greggs568 m
Star of India737 m
Lavish Lounge748 m

Nearby pubs

Old Oak Tree337 m
The Lamb757 m
Prince of Wales839 m

Nearby gyms

The Dome Badminton Centre125 m
Heston Pools and Fitness944 m

Nearby health

Southall Medical Centre703 m
Hammond Road Surgery829 m
Food hygiene (5-star)36% of 42

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

AV BLUE LTD
CHOPRA INVESTMENT LTD
LET’S DESIGN & BUILD LTD
N.ABBAS PROPERTY GROUP LIMITED
PROPERY SNQ LTD

+1 more

Investment

Investment grade, yield and market outlook

62

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

14.3

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,739m
Crossrail 2 route14,672m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,640 nationally

1,837

Est. population

4,483/km²

53%

Employed

34%

Degree educated

£43,000

Median income

5.8%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

44

Community stability

Age profile

25%
25%
20%
19%
Under 1826%
18–3425%
35–4920%
50–6419%
65+11%

Tenure

24%
33%
33%
Own outright24%
Own (mortgage)33%
Private rent33%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

62%
21%
White British6%
White Other5%
Asian62%
Black5%
Mixed2%
Other21%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household19%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent33%
Social rent9%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
5
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)
14
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
FACTORY SITE, FACTORY SITE, GORDON ROAD, SOUTHALL, UB250 homes
completed
Adelaide Wharf And Gordon Road, Adelaide Wharf, Gordon Road, Southall, UB2 5QE25 homes
completed
378, 378, North Hyde Lane, Southall, UB2 5TQ10 homes
completed
1 The Common, 1, The Common, Southall, UB2 5PJ7 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 5TE

Full postcodeUB2 5TE
Postcode districtUB2
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.493068
Longitude-0.384441
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