Heston West · Hounslow · Feltham and Heston constituency · 51.49561, -0.39602

UB2 5UE— Heston West, Hounslow

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

 

Schools 100%Safety 64/100Transport 9/100Yield 4.86%⚠ Knotweed sites nearby

Best for: Most buyers

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

Liveability
44
Safety
64
Schools
100
Transport
9
Environment
77
Investment
59

The bottom line

UB2 5UE offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: 67 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB2 5UE

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+152.0% vs London avg

Deep-dive guides for UB2 5UE

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

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Postcode Personality

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How UB2 5UE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Featherstone Primary and Nursery School

Outstanding · Inspected May 2024 · 3 min walk

KS2: 104.5

—

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

164.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+124% vs borough

Crime by type

Other36%
Violence & sexual offences17%
Anti-social behaviour14%
Vehicle crime13%
Theft6%
Drug offences6%
Robbery5%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.3km

Crime is +152% above London average

Property

Prices, sales volume and market trends

Avg floor area73.4 m²

EPC breakdown

C
15%
D
14%
E
1%

Based on 30 properties · Confidence: high

Street mix

Terraced 11%Flat 90%

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£183,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2019 · CAGR

+7.3%

Total change

+258%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.4%

per year

Acceleration

-41.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Terraced11.8%
Flat/maisonette88.2%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£76k£115k+52.3%1.7
Pre-crash peak2005–2007£144k£119k-17.2%2.5
GFC & correction2012–2012£135k£135k+0%1
Help-to-Buy recovery2013–2014£144k£145k+0.7%1.5
Brexit uncertainty2018–2019£230k£270k+17.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
6.8%
District
8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
20 min walk
Southall

Nearby stations

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

29

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria71 min ↑
Waterloo ★67 min
Canary Wharf70 min ↑
City70 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park336m
Santander docks (800m)0
Nearest cycle dock11.0 km

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: 16.1 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.0 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

12 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Prince of Wales (474 m)

Nearest supermarketB&B Super Shop · 308 m
7 tennis courts1 swimming pools2 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

Singhsbury's Local287 m
M&S Food786 m
WHSmith805 m
Go Local1.2 km

Nearby cafes

Costa791 m
Go Local Cafe1.2 km

Nearby restaurants

The Grand Restaurant258 m
Subway740 m
Greggs777 m
Burger King780 m

Nearby pubs

Prince of Wales474 m
Old Oak Tree564 m
The Scotsman729 m

Nearby gyms

David Lloyd Raquet Health and Fitness Club398 m
TSG Elite Training & Performance Centre841 m
Food hygiene (5-star)41% of 37

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
307

High street

A

High street health

Registered businesses

AAZM PROPERTIES LTD
BRD TRADER LTD
C R COURIER EXPERTS LTD
CLOUD FLOW DISTRIBUTION LTD
DAP DEVELOPMENT LTD

+5 more

Investment

Investment grade, yield and market outlook

59

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 owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

7.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,540m
Crossrail 2 route15,515m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,748 nationally

1,909

Est. population

6,185/km²

54%

Employed

26%

Degree educated

£39,000

Median income

7.9%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

40

Community stability

Age profile

28%
23%
22%
18%
Under 1828%
18–3423%
35–4922%
50–6418%
65+10%

Tenure

19%
19%
25%
35%
Own outright19%
Own (mortgage)19%
Private rent25%
Social rent35%
Shared ownership2%
Rent free1%

Ethnicity

54%
18%
15%
White British6%
White Other4%
Asian54%
Black18%
Mixed2%
Other15%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine30%
No car household32%
Unemployed5%
No qualifications33%

Housing tenure (Census 2021)

Social rent35%
Private rent25%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
78 homes · SOUTHALL FOOTBALL CLUB, SOUTHALL FOOTBALL CLUB, WESTERN ROAD, UB2
Pipeline pressure
NONE

Named schemes (500m)

MANOR WORKS SITE, MANOR WORKS SITE, WESTERN ROAD, UB225 homes
completed
MANOR WORKS, MANOR WORKS, WESTERN ROAD, UB223 homes
completed
2 Leamington Road, 2, Leamington Road, Southall, UB2 5JD3 homes
completed
117, Wentworth Road, Southall3 homes
completed
57, Wentworth Road, Southall3 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 5UE

Full postcodeUB2 5UE
Postcode districtUB2
BoroughLondon Borough of Hounslow
WardHeston West
Latitude51.495610
Longitude-0.396020
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