Bedfont · Hounslow · Feltham and Heston constituency · 51.45362, -0.42783

TW14 8BL— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 76/100Transport 16/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
76
Schools
90
Transport
16
Environment
65
Investment
31

The bottom line

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

The catches: high noise levels nearby and 62 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 8BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for TW14 8BL

🛡️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 8BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bedfont Primary School

Good · Inspected Dec 2023 · 7 min walk

KS2: 102.8

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 6 min walk

P8: +0.40A8: 50.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.2 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+22% vs borough

Crime by type

Other34%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime7%
Drug offences4%
Theft4%
Burglary4%
Robbery2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +37% above London average

Property

12 Jun

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£9,922/m²
Price per ft²£922/ft²
Avg floor area63.9 m²

EPC breakdown

D
4%
E
1%
G
2%

Based on 7 properties · Confidence: low

Street mix

Semi 33%Flat 33%Other 33%

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£159,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2013 · CAGR

+7.9%

Total change

+70%

Market Activity

Price Velocity & Acceleration

Current Velocity

+70.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Flat/maisonette66.7%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£125k£125k+0%1
Help-to-Buy recovery2013–2013£213k£213k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
17.4 min walk
Heathrow Terminal 4

Nearby stations

Heathrow Terminal 4 Rail StationElizabeth line
17 min walk
Heathrow Terminal 4National Rail
17 min walk
Heathrow Terminal 4 Underground StationPiccadilly
17 min walk
Hatton Cross Underground StationPiccadilly
19 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
32 min walk
No bus stops within 400m

35

Walkability score

158

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 park65m
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.1 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

42 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalAshford Hospital · 3.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketCEO African Caribbean Food · 1.7 km
1 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)

0

Cinemas (2km)

51m

Post office

Nearby shops

Polianna205 m
Imperial Newsagents226 m
Tuga Store235 m
Bedfont Halal Butcher247 m

Nearby cafes

Bedfont Cafe7 m
Costa164 m
Choco Villa168 m

Nearby restaurants

Selekt Chicken38 m
Bedfont Chicken & PIzza73 m
Codman's Fish & Chips81 m
Greggs117 m

Nearby pubs

The Load of Hay182 m
The Beehive547 m

Nearby gyms

Bedfont Football & Social Club930 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

A

High street health

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score14/100
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

24.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,237m
Crossrail 2 route15,815m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,160 nationally

2,198

Est. population

11,731/km²

58%

Employed

27%

Degree educated

£39,600

Median income

4.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

28%
20%
23%
18%
Under 1828%
18–3420%
35–4923%
50–6418%
65+11%

Tenure

14%
22%
22%
35%
Own outright14%
Own (mortgage)22%
Private rent22%
Social rent35%
Shared ownership6%
Rent free0%

Ethnicity

41%
14%
24%
White British41%
White Other14%
Asian24%
Black10%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine28%
No car household29%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent35%
Private rent22%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)

537A, 537A, Staines Road, Feltham, TW14 8BP36 homes
completed
Street Record, Bethany Waye, Feltham19 homes
completed
378, 378, Staines Road, Feltham, TW14 8BT6 homes
completed
533-535, 533, Staines Road, Feltham, TW14 8BP4 homes
completed
Street Record, 17-39, Bethany Waye, Feltham4 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 8BL

Full postcodeTW14 8BL
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.453625
Longitude-0.427832
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