New Build Investor Guide – Hounslow
May 2021
Buying a new build property off plan? Check out our Area Guide first
Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Hounslow, London
Hounslow is one of 20 outer London boroughs and is located in west London. Spanning 21 square miles, it is the 9th largest London borough by area. It borders the county of Surrey and the London boroughs Hillingdon, Ealing, Hammersmith & Fulham and Kingston Upon Thames. The major towns are Chiswick, Brentford, Hounslow, Isleworth and Feltham.
Demographics
Hounslow’s population is forecast to grow by more than 8% by 2030
| Population (2018) | 278,264 |
| Forecast Population 2030 | 301,808 |
Source: data.london.gov.uk
Economically Active Population
A largely young, diverse, mobile population.
| Age Range | Percentage of population |
| 16 – 64 | 67% |
| Under 15 | 21% |
| Over 65 | 12% |
| Martial Status: | |
| Single | 39% |
Source: data.london.gov.uk
Average Life Expectancy
The average life expectancies for those born in Housnlow between 2016 and 2018 are below.
| Males | 80 (UK average is 79). Males born in Hounslow have the 13th shortest life expectancy of all London boroughs. |
| Females | 84 (UK average is 83). Females born in Hounslow have the 8th shortest longest life expectancy of all London boroughs. |
Source: ons.gov.uk
Population Density (2011)
Hounslow has 4,851 people per km2. Lower than the London average of 5,701 people per km2 and the 12th lowest density of all London boroughs.
Source: ons.gov.uk
International Migration (2018-19)
5,266 new residents from overseas moved to Hounslow in 2018 -2019. Fifteen London borough’s welcomed more new residents from overseas than Hounslow.
Source: ons.gov.uk
Country of Birth
| Location of Birth | Proportion of Population |
| UK and Ireland | 58% |
| EU | 9% |
| Other countries | 33% |
Source: data.london.gov.uk
Crime & Safety
| Crime Numbers (April 2017 – March 2018) | 24,453 |
| Crime rate per 1,000 population (April 2017 -March 2018) | 90 |
| Hounslow has the 13th highest crime rate per 1,000 people of all London boroughs. |
Source: data.london.gov.uk
Education
Schools
| Primary Schools | 72 (17 of which have an Ofsted rating of outstanding) |
| Secondary Schools | 29 (9 of which have an Ofsted rating of outstanding) |
| Schools and Colleges (16-18 years) | 27 (9 of which have an Ofsted rating of outstanding) |
Source: compare-school-performance.service.gov.uk
Universities
None
Hospitals
BMI Syon Clinic
West Middlesex University Hospital
General Wellbeing
| Population considering themselves in very good health | 49% |
| Population considering themselves in very bad health | 1% |
Source: data.london.gov.uk
Employment & Economy
74% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
| Distribution, hotels and restaurants | 23% |
| Transport and communications | 20% |
| Finance, banking and insurance | 21% |
| Public administration, education and health | 19% |
Source: data.london.gov.uk
Major Employers
In 2020, there were 75 companies in the borough employing more than 250 people and 205 companies employing between 50 and 249 people. (source: nomisweb.co.uk).
Jobs and Job density
Aproximately 43,221 residents of Hounslow also work in the borough. 66,025 people travel into the borough each day for work and 60,355 residents work outside the borough. The daytime population of the borough therefore increases by 5,670 people each day. (source: data.london.gov.uk).
| Median Gross Annual Pay for full-time employee jobs (2017) | £31,365 |
| Number of jobs in the borough (2019) | 92,000 |
| Jobs per resident | 0.49 (London average 1.03 and UK average 0.87) |
Source: nomisweb.co.uk and data.london.gov.uk
Housing
| Number of residential properties in Hounslow | 101,620 |
Source: data.london.gov.uk
Property Ownership (2018)
| own property outright (no mortgage) | 29% |
| own property with mortgage | 24% |
| rent from a Housing Authority or the Local Authority | 22% |
| rent from a private landlord (representing approximately 22,900 private rentals) | 24% |
Source: data.london.gov.uk
| Households with no car or van (2011) | 31% |
Source: nomisweb.co.uk
Household Composition
| One person households | 27% |
| One family households | 57% |
| Other (sharers / students etc) | 16% |
Source: nomisweb.co.uk
Average House Prices
Average house prices in Hounslow are the tenth cheapest of the 32 London boroughs.
| Average achieved price January 2020 | £411,447 |
| Average achieved price January 2021 | £429,745 |
| Increase/Decrease | +4.4% |
Source: www.gov.uk
Volume of Sales
During the COVID pandemic, the number of property transactions in the borough of Hounslow fell by 13%. Only 5 London boroughs saw smaller falls in transaction volumes than Hounslow and four of these were inner London boroughs.
| Number of residential sales to year ending September 2019 | 1,877 |
| Number of residential sales to year ending September 2020 | 1,634 |
Source: ons.gov.uk
Achieved Rents (January to December 2020)
Mean monthly average rents in the London Borough of Hounslow:
| London Median Rents (per calendar month) |
Hounslow (per calendar month) |
|
| Studio | £950 | £795 |
| 1 bedroom | £1,200 | £1,073 |
| 2 bedrooms | £1,450 | £1,300 |
| 3 bedrooms | £1,750 | £1,300 |
Source: london.gov.uk
New Build Developments in Hounslow
There are twelve large new build developments in Hillingdon with apartments currently available for sale. Average asking prices for four of these developments are set out below. Some of these have been launched overseas and investors in Asia will likely be familiar with these developments.
Chiswick Gate (Berkeley)
| Total Number of properties | 174 (123 private) |
| First launched | May 2015 |
Average Prices – Chiswick Gate
| Minimum | Average | Maximum | |
| Price | £549,950 | £1,421,453 | £2,695,000 |
| Price per ft² | £836 | £1,075 | £1,209 |
| Area (ft²) | 532 | 1,347 | 2,415 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £549,950 | £640,425 | £814,000 |
| 2 Bedroom | £749,950 | £930,081 | £1,150,000 |
| 3 bedroom | £1,200,000 | £1,568,599 | £1,988,000 |
source: Molior
The Brentford Project (Ballymore)
| Total Number of properties | 876 (797) |
| First Launched | September 2019 |
Average Prices – The Brentford Project (Phase 1)
| Minimum | Average | Maximum | |
| Price | £437,500 | £691,651 | £1,097,500 |
| Price per ft² | £696 | £839 | £997 |
| Area (ft²) | 494 | 832 | 1,383 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £437,500 | £487,727 | £560,000 |
| 2 Bedroom | £642,500 | £733,750 | £857,500 |
| 3 Bedroom | £852,500 | £955,050 | £1,097,500 |
source: Molior
High Street Quarter (Barratt)
| Total Number of apartments | 588 (348 private) |
| First Launched | April 2018 |
Average Prices – High Street Quarter
| Minimum | Average | Maximum | |
| Price | £335,000 | £418,422 | £630,000 |
| Price per ft² | £407 | £591 | £690 |
| Area (ft²) | 528 | 723 | 1,254 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £377,000 | £357,167 | £377,000 |
| 2 Bedroom | £496,000 | £447,542 | £496,000 |
| 3 Bedroom | £630,000 | £553,000 | £630,000 |
source: Molior
Verdo (EcoWorld)
| Total Number of apartments | 253 |
| First Launched | January 2019 |
Average Prices – Verdo
| Minimum | Average | Maximum | |
| Price | £3990,000 | £617,553 | £905,000 |
| Price per ft² | £689 | £791 | £897 |
| Area (ft²) | 540 | 782 | 1,183 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £399,000 | £437,700 | £490,000 |
| 2 Bedroom | £594,000 | £631,136 | £670,000 |
| 3 Bedroom | £846,000 | £867,500 | £905,000 |
source: Molior
Environment & Leisure
There are many parks and green spaces in Hounslow. Sixteen of these have been awarded ‘Green Flag’ status – a national award that recognises the best green and open spaces in the country.
Facilities in the borough include:
6 leisure centres
11 libraries
Transport
Hillingdon’s overground and underground stations are in Zones 3 and 4.
Overground Stations
| Brentford | Chiswick |
| Feltham | Gunnersbury |
| Hounslow | Isleworth |
| Kew Bridge | Syon Lane |
Underground Stations
| Boston Manor (Piccadilly line) | Hounslow Central ((Piccadilly line) |
| Hounslow East | Gunnersbury (District line) |
| Osterley (Piccadilly line) | Stamford Brook (District line) |
| Turnham Green (District line) | Hounslow West (Piccadilly line) |
Local Government
The Labour Party
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