Bedfont · Hounslow · Feltham and Heston constituency · 51.45455, -0.43419

TW14 8FE— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 76/100Transport 21/100Only 1 sales — thin data

Best for: Families

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

Liveability
51
Safety
76
Schools
90
Transport
21
Environment
63
Investment
35

The bottom line

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

The catch: 64 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 8FE

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+37.0% vs London avg

Deep-dive guides for TW14 8FE

🛡️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 8FE 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 · 5 min walk

KS2: 102.8

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 12 min walk

P8: -0.90A8: 37.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 88 min walk

2 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

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) · 1.6km

Crime is +37% 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£1,723/m²
Price per ft²£160/ft²
Avg floor area60 m²

EPC breakdown

B
1%
C
3%

Based on 4 properties · Confidence: low

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£150,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2015–2024 · CAGR

+-7.4%

Total change

-50%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.6%

per year

Acceleration

-13.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£199k£199k+0%1
Brexit uncertainty2019–2019£155k£155k+0%1
Current market2024–2024£100k£100k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Heathrow Terminal 4 Rail StationElizabeth line line
10.6 min walk
Heathrow Terminal 4

Nearby stations

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

25

Walkability score

131

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

28

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)140
Nearest car park181m
Santander docks (800m)0
Nearest cycle dock14.0 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: 19.9 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.5 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

Nearest hospitalAshford Hospital · 3.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Bell on the Green (487 m)

Nearest supermarketCEO African Caribbean Food · 2.1 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)

411m

Post office

Nearby shops

Tuga Store261 m
Bedfont Food Centre274 m
Bedfont Halal Butcher278 m
Imperial Newsagents297 m

Nearby cafes

Choco Villa302 m
Costa328 m
Bedfont Cafe448 m

Nearby restaurants

Bedfont Kebab248 m
Papa John's274 m
Indian Palace280 m
Royal Flame Chicken287 m

Nearby pubs

The Bell on the Green487 m
The Load of Hay585 m

Nearby gyms

Bedfont Football & Social Club984 m
Food hygiene (5-star)60% of 35

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

35

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
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

29.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,650m
Crossrail 2 route16,269m

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)
14
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%
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)
85
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
137, 137, Hatton Road, Feltham35 homes
completed
Two Bridges Day Centre, 2A, Marriott Close, Feltham, TW14 9PZ30 homes
completed
Street Record, Bethany Waye, Feltham19 homes
completed
Land at, 200, Page Road, Feltham, TW14 8DN17 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 8FE

Full postcodeTW14 8FE
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.454555
Longitude-0.434190
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