Bedfont · Hounslow · Feltham and Heston constituency · 51.44823, -0.42679

TW14 8AR— Bedfont, Hounslow

Location and area intelligence for TW14 8AR, Bedfont, Hounslow

The family fortress

 

Schools 100%Safety 80/100Transport 16/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
60
Transport
16
Environment
71
Investment
36

The bottom line

TW14 8AR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 67 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for TW14 8AR

🛡️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 TW14 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Edward Pauling Primary School

Not yet inspected · Inspected Oct 2024 · 6 min walk

KS2: 105.2

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: -0.90A8: 37.3

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 · 77 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

67.1 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences33%
Other28%
Anti-social behaviour15%
Vehicle crime12%
Burglary6%
Drug offences4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 1.6km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,420/m²
Price per ft²£596/ft²
Avg floor area77.7 m²

EPC breakdown

C
1%
D
6%

Based on 7 properties · Confidence: low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£194,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

2000–2024 · CAGR

+6.1%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.5%

per year

Acceleration

-9.60

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£118k£118k+0%1
Post-dot-com plateau2001–2002£149k£194k+29.9%1.5
Pre-crash peak2005–2005£215k£215k+0%1
GFC & correction2009–2011£250k£245k-2%1
Brexit uncertainty2017–2017£425k£425k+0%2
Pandemic surge2021–2021£445k£445k+0%1
Rate-rise correction2023–2023£490k£490k+0%1
Current market2024–2024£493k£493k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.3%
District
4.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
Feltham

Nearby stations

FelthamNational Rail
15 min walk
Heathrow Terminal 4 Rail StationElizabeth line
21 min walk
Heathrow Terminal 4 Underground StationPiccadilly
22 min walk
Hatton Cross Underground StationPiccadilly
26 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
39 min walk
No bus stops within 400m

27

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria70 min ↑
Waterloo ★67 min
Canary Wharf86 min ↑
City76 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

26

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)114
Nearest car park166m
Santander docks (800m)0
Nearest cycle dock13.6 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.6 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 34%
More green space than 95% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 3.6 km

Energy

Solar: 855 kWh/kWp/yr

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 yield855.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CRANFORD MEDICAL CENTRE

24 HIGH STREET, CRANFORD, TW5 9RG

48 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalAshford Hospital · 3.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Load of Hay (717 m)

Nearest supermarketCEO African Caribbean Food · 1.2 km

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)

597m

Post office

Nearby shops

Polianna586 m
Imperial Newsagents589 m
Bedfont Halal Butcher603 m
Bedfont Food Centre604 m

Nearby cafes

Costa590 m
Bedfont Cafe604 m
Choco Villa626 m

Nearby restaurants

Just Burgers Plus588 m
Codman's Fish & Chips588 m
Bedfont Chicken & PIzza589 m
Selekt Chicken598 m

Nearby pubs

The Load of Hay717 m
The Beehive899 m
Food hygiene (5-star)62% of 34

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

36

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

4/100

Velocity score

Future outlook

30.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,297m
Crossrail 2 route15,620m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,717 nationally

2,011

Est. population

8,785/km²

57%

Employed

27%

Degree educated

£39,600

Median income

4.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

25%
22%
21%
17%
15%
Under 1825%
18–3422%
35–4921%
50–6417%
65+15%

Tenure

22%
29%
18%
26%
Own outright22%
Own (mortgage)29%
Private rent18%
Social rent26%
Shared ownership6%
Rent free0%

Ethnicity

40%
13%
31%
White British40%
White Other13%
Asian31%
Black10%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine30%
No car household27%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent26%
Private rent18%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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)
0
Largest scheme
488 homes · RALEIGH PIT & ADJ. LAND (BEDFONT GATE), RALEIGH PIT & ADJ. LAND (BEDFONT GATE), BEDFONT ROAD, TW13 4NA
Pipeline pressure
NONE

Named schemes (500m)

LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW14386 homes
completed
Sandbanks Resource Centre, Sandbanks, Beattie Close, Feltham, TW14 9RR52 homes
completed
Sandbanks Resource Centre, Sandbanks, Beattie Close, Feltham, TW14 9RR16 homes
completed
Street Record, Watermead, Watermead, Feltham6 homes
completed
Street Record, Site B, Watermead, Feltham3 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
12.1%
Ward turnout
40%
Election year
2026
MP
Seema Malhotra (Labour (Co-op))
MP majority
7,944
Constituency
Feltham and Heston

Councillors

Russell HaynesReform UK
Gerry LiebermanReform UK
Adesh FarmahanLabour

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Key facts for TW14 8AR

Full postcodeTW14 8AR
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.448233
Longitude-0.426794
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