Brentford West · Hounslow · Brentford and Isleworth constituency · 51.49242, -0.31270

W5 4BT— Brentford West, Hounslow

Location and area intelligence for W5 4BT, Brentford West, Hounslow

The family fortress

 

Schools 100%Safety 84/100Transport 36/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
84
Schools
100
Transport
36
Environment
70
Investment
37

The bottom line

W5 4BT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

W5 4BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for W5 4BT

🛡️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 W5 4BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady and St John's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 107.7

★★★

Secondary

Gunnersbury Catholic School

Outstanding · Inspected Jan 2023 · 2 min walk

P8: +1.00A8: 63.9

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

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 39 min walk

3 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

45.5 incidents per 1,000 residents

Better than 66% of London
→ Stable

-38% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour24%
Other17%
Drug offences11%
Burglary9%
Theft6%
Vehicle crime3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.2km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W5 district median

£571,875

Based on 428 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£6,653/m²
Price per ft²£618/ft²
Avg floor area77.6 m²

EPC breakdown

C
10%
D
15%
E
16%

Based on 41 properties · Confidence: high

Street mix

Terraced 35%Flat 65%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield859 kWh/kWp/yr
Rebuild cost estimate£194,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,370
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.7%

per year

Acceleration

-27.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 49 sales

Property Type Mix

Total: 49 sales

Terraced36.7%
Flat/maisonette63.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£160k+68%3.2
Post-dot-com plateau2001–2004£129k£250k+94.2%2.7
Pre-crash peak2005–2007£85k£283k+233.9%2
GFC & correction2010–2011£110k£356k+223.6%1.5
Help-to-Buy recovery2015–2016£387k£417k+7.8%2
Brexit uncertainty2017–2019£224k£388k+73.3%2
Pandemic surge2020–2021£160k£520k+225%1
Rate-rise correction2022–2023£466k£323k-30.6%2.5
Current market2024–2025£501k£640k+27.7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette+0.8% α
Local
6%
District
5.2%
Terraced-0.4% α
Local
11.3%
District
11.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Northfields Underground StationPiccadilly line
9.4 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
7 min walk
Northfields Underground StationPiccadilly
10 min walk
Boston Manor Underground StationPiccadilly
12 min walk
South Ealing Underground StationPiccadilly
13 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
30 min walk
No bus stops within 400m

37

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★44 min
Waterloo57 min ↑
Canary Wharf68 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

33

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)37
Nearest car park82m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
UWL Car Park
375m
🅿️
Brentford Station Car Park
605m

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: 10.5 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 67%
More green space than 93% of London

Nearest SSSI: Syon Park SSSI — 1.8 km

Energy

Solar: 859 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ALBANY PRACTICE

BRENTFORD HEALTH CENTRE, BOSTON MANOR ROAD, TW8 8DS

8 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.0 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

4

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 395 m
4 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)

3

Cinemas (2km)

852m

Post office

Nearby shops

Brentford News482 m
Premier Stores531 m
Minals546 m
Boston Express555 m

Nearby cafes

Boston Manor House Cafe418 m
Blondin Cafe487 m
369 cafe & dessert538 m
Slate Grill543 m

Nearby restaurants

Subway419 m
L'Amo491 m
Fish 'n' Chips547 m
The Royen's561 m

Nearby pubs

The Globe293 m
The Lord Nelson312 m
The King's Arms529 m
The Plough534 m

Nearby gyms

London Fight Academy486 m
Gym135 Fitness Centre490 m

Nearby pharmacies

Bramley Pharmacy673 m
South Ealing Pharmacy725 m
Harbs Pharmacy752 m
Richards Pharmacy945 m

Nearby health

Back 2 Wellbeing553 m
Banning Dental Group648 m
The Butts Dental Practice802 m
Sarah M Laser and Skin Clinic809 m
Food hygiene (5-star)58% of 62

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

49.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,760m
Crossrail 2 route10,227m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,778 nationally

1,910

Est. population

7,886/km²

64%

Employed

53%

Degree educated

£40,300

Median income

3.0%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

23%
24%
22%
18%
14%
Under 1823%
18–3424%
35–4922%
50–6418%
65+14%

Tenure

29%
27%
25%
Own outright29%
Own (mortgage)27%
Private rent25%
Social rent11%
Shared ownership8%
Rent free0%

Ethnicity

39%
27%
16%
White British39%
White Other27%
Asian16%
Black7%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household28%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent25%
Social rent11%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
22
Largest scheme
195 homes · Reynard Mills Business Park, Reynard Mills, Windmill Road, Brentford
Pipeline pressure
NONE

Named schemes (500m)

Reynard Mills Business Park, Reynard Mills, Windmill Road, Brentford195 homes
completed
Middlesex Court, 26, Glenhurst Road, Brentford41 homes
completed
MANOR VALE WORKS, MANOR VALE WORKS, MANOR VALE, TW8 9JN20 homes
completed
1-18 MULLANE HOUSE, 103, 1-18 MULLANE HOUSE, 103, BOSTON MANOR ROAD, TW8 9JQ18 homes
completed
Flat 1, BOSTON LODGE (1-14), 190, Windmill Road, Brentford, W5 4BT14 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
20.7%
Ward turnout
46%
Election year
2026
MP
Ruth Cadbury (Labour)
MP majority
9,824
Constituency
Brentford and Isleworth

Councillors

Guy LambertGreen
Craig OwenLabour

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Key facts for W5 4BT

Full postcodeW5 4BT
Postcode districtW5
BoroughLondon Borough of Hounslow
WardBrentford West
Latitude51.492418
Longitude-0.312698
Parliamentary constituencyBrentford and Isleworth
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