Bedfont · Hounslow · Feltham and Heston constituency · 51.45004, -0.43755

TW14 8EW— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 19/100⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
80
Schools
60
Transport
19
Environment
73
Investment
52

The bottom line

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

The catches: 64 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW14 8EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for TW14 8EW

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW14 8EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fairholme Primary School

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 103.0

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 15 min walk

P8: -0.90A8: 37.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 94 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.2 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

0% vs borough

Crime by type

Violence & sexual offences32%
Other28%
Anti-social behaviour21%
Drug offences7%
Burglary6%
Vehicle crime4%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 2.0km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area90 m²

EPC breakdown

C
10%
D
11%

Based on 21 properties · Confidence: medium

Street mix

Semi 72%Terraced 28%

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£225,000
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 CAnnual charge £1,724
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+6.4%

Total change

+294%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.9%

per year

Acceleration

-63.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached72.2%
Terraced27.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£109k£109k+0%2
Post-dot-com plateau2002–2004£175k£220k+25.7%1
Pre-crash peak2007–2007£246k£246k+0%2
GFC & correction2009–2011£240k£230k-4.4%1.5
Help-to-Buy recovery2013–2015£162k£323k+99.7%1.3
Pandemic surge2020–2021£488k£430k-11.9%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.7%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Heathrow Terminal 4 Rail StationElizabeth line line
12.8 min walk
Heathrow Terminal 4

Nearby stations

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

14

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria ★64 min
Waterloo69 min ↑
Canary Wharf87 min ↑
City78 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

38

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)152
Nearest car park126m
Santander docks (800m)0
Nearest cycle dock14.3 km

Nearby car parks

🅿️
Bedfont Lakes20 spaces· no
541m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 20.3 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 46%
More green space than 97% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.3 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

GLENDALE MEDICAL CENTRE

155 HIGH STREET, HARLINGTON, UB3 5DA

56 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalAshford Hospital · 2.6 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

82

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketCEO African Caribbean Food · 1.9 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)

735m

Post office

Nearby shops

Londis139 m
Bedfont Local155 m
Bedfont Food Centre536 m
Bedfont Halal Butcher545 m

Nearby cafes

Costa624 m
Choco Villa634 m
Bedfont Cafe778 m

Nearby restaurants

Bedfont Kebab552 m
Just Burgers Plus568 m
Papa John's597 m
Indian Palace607 m

Nearby pubs

The Bell on the Green147 m
Food hygiene (5-star)56% of 9

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

52

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

10.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,981m
Crossrail 2 route16,392m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,012 nationally

2,077

Est. population

7,321/km²

62%

Employed

31%

Degree educated

£39,600

Median income

7.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

26%
21%
23%
17%
Under 1826%
18–3422%
35–4923%
50–6418%
65+11%

Tenure

20%
30%
26%
20%
Own outright20%
Own (mortgage)30%
Private rent26%
Social rent20%
Shared ownership4%
Rent free0%

Ethnicity

35%
19%
31%
White British35%
White Other19%
Asian31%
Black6%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household21%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent26%
Social rent20%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
55%
Historic landfill (400m)
5
Opportunity area
No
CIL rate (residential)
£115/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
62
Largest scheme
386 homes · LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW14
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Burlington Close, Feltham61 homes
completed
LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW1436 homes
completed
Park House, 643, Staines Road, Feltham14 homes
completed
Street Record, 177, Hatton Road, Feltham5 homes
completed
28, 28, Pates Manor Drive, Feltham, TW14 8JJ2 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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Compare Hounslow with nearby boroughs:

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Key facts for TW14 8EW

Full postcodeTW14 8EW
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.450041
Longitude-0.437554
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