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.

Construction PropTech Pioneer

Chiswick Gate (Berkeley)

Total Number of properties 174 (123 private)
First launched May 2015

Visit Website


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

Visit Website


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

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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

Visit Website


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

UK market report 1536x768 2 PropTech Pioneer