Heston West · Hounslow · Feltham and Heston constituency · 51.49368, -0.38792

UB2 5TH— Heston West, Hounslow

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

The family fortress

 

Schools 100%Safety 76/100Transport 15/100Yield 4.86%

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
76
Schools
100
Transport
15
Environment
79
Investment
62

The bottom line

UB2 5TH 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 5TH

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 5TH

🛡️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 5TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Clifton Primary School

Outstanding · Inspected Feb 2024 · 8 min walk

KS2: 106.5

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 8 min walk

P8: +0.63A8: 51.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 6 min walk

6 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.2km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area105.5 m²

EPC breakdown

C
3%
D
7%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 100%

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£263,750
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, 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

2001–2021 · CAGR

+6.8%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+6.74

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£120k£162k+34.6%1.5
Pre-crash peak2005–2007£240k£226k-5.8%1.5
GFC & correction2012–2012£250k£250k+0%1
Help-to-Buy recovery2016–2016£410k£410k+0%3
Brexit uncertainty2019–2019£483k£483k+0%2
Pandemic surge2020–2021£450k£450k+0%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
5.5%
District
5.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
18.1 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
19 min walk
SouthallNational Rail
19 min walk
Hounslow West Underground StationPiccadilly
28 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
31 min walk
Osterley Underground StationPiccadilly
35 min walk
No bus stops within 400m

20

Walkability score

27

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)

3

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)6
Nearest car park523m
Santander docks (800m)0
Nearest cycle dock10.5 km

Nearby car parks

🅿️
Norwood Road Car Park· yes
760m
🅿️
Norwood Road Car Park 2· yes
766m

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 AONB75% green spaceTree canopy: 31%
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

BELMONT MEDICAL CENTRE

18-20 WESTERN ROAD, UB2 5DU

10 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketB&B Super Shop · 654 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

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 Express528 m
WHSmith589 m
Singhsbury's Local679 m
M&S Food814 m

Nearby cafes

Costa582 m

Nearby restaurants

Burger King571 m
Greggs586 m
Brilliant758 m
The Grand Restaurant816 m

Nearby pubs

Old Oak Tree167 m
Prince of Wales653 m
The Scotsman1.0 km

Nearby gyms

The Dome Badminton Centre354 m

Nearby health

Southall Medical Centre794 m
Hammond Road Surgery901 m
Food hygiene (5-star)38% of 63

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

GSS PLASTERING LTD
IDEA TRADE LTD
PW CORPORATION LIMITED
SABS AB SERVICES LTD
SABS ASSET INVESTMENT 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

19

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,979m
Crossrail 2 route14,917m

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)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
100%
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)
20
Largest scheme
103 homes · Former Salisbury Depot, Former Salisbury Depot, Salisbury Road, Southall, UB2 5QJ
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
20A, 20B, Newlands Close, Southall, UB2 5TN2 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 5TH

Full postcodeUB2 5TH
Postcode districtUB2
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.493683
Longitude-0.387919
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