Bedfont · Hounslow · Feltham and Heston constituency · 51.45221, -0.42549

TW14 8AY— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 18/100

Best for: Families

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

Liveability
52
Safety
80
Schools
90
Transport
18
Environment
63
Investment
49

The bottom line

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

The catch: 62 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 8AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW14 8AY

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How TW14 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Southville Primary School

Good · Inspected Jan 2023 · 6 min walk

KS2: 104.6

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 4 min walk

P8: +0.40A8: 50.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 72 min walk

4 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 1.2km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area85.3 m²

EPC breakdown

C
1%
D
3%
E
2%
F
1%

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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£213,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

2001–2021 · CAGR

+6.2%

Total change

+236%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.0%

per year

Acceleration

+36.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£125k£173k+38.4%1
Help-to-Buy recovery2013–2016£250k£290k+16%1
Pandemic surge2020–2021£300k£420k+40%1

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
Hatton Cross Underground StationPiccadilly line
19 min walk
Feltham

Nearby stations

FelthamNational Rail
15 min walk
Heathrow Terminal 4 Rail StationElizabeth line
19 min walk
Heathrow Terminal 4 Underground StationPiccadilly
20 min walk
Hatton Cross Underground StationPiccadilly
20 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
35 min walk
No bus stops within 400m

29

Walkability score

151

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria66 min ↑
Waterloo ★62 min
Canary Wharf81 min ↑
City71 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

28

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)114
Nearest car park63m
Santander docks (800m)0
Nearest cycle dock13.4 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

Aircraft noise

52 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.4 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 3.9 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

43 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalAshford Hospital · 3.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketCEO African Caribbean Food · 1.5 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
883 licensed premises in borough281 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

255m

Post office

Nearby shops

Polianna362 m
Imperial Newsagents381 m
Bedfont Halal Butcher404 m
Tuga Store408 m

Nearby cafes

Bedfont Cafe230 m
Costa333 m
Choco Villa357 m

Nearby restaurants

Selekt Chicken247 m
Bedfont Chicken & PIzza265 m
Codman's Fish & Chips270 m
Greggs321 m

Nearby pubs

The Load of Hay272 m
The Beehive490 m

Nearby gyms

Bedfont Football & Social Club1.1 km
Food hygiene (5-star)65% of 37

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

49

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gentrification score15/100
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

13.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,111m
Crossrail 2 route15,621m

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)
1
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)
23
Largest scheme
386 homes · LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW14
Pipeline pressure
NONE

Named schemes (500m)

Sandbanks Resource Centre, Sandbanks, Beattie Close, Feltham, TW14 9RR52 homes
completed
Sandbanks Resource Centre, Sandbanks, Beattie Close, Feltham, TW14 9RR16 homes
completed
378, 378, Staines Road, Feltham, TW14 8BT6 homes
completed
382, 382, Staines Road, Feltham, TW14 8BT2 homes
completed
30, 30, Richmond Avenue, Feltham, TW14 9SQ2 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 8AY

Full postcodeTW14 8AY
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.452208
Longitude-0.425491
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