Bedfont · Hounslow · Feltham and Heston constituency · 51.45489, -0.44162

TW14 8LF— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
54
Safety
80
Schools
60
Transport
38
Environment
63
Investment
41

The bottom line

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

The catch: 68 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 8LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW14 8LF

🛡️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 8LF 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 · 12 min walk

KS2: 103.0

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 18 min walk

P8: -0.90A8: 37.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 87 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 2.5km

Crime is +13% 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£5,416/m²
Price per ft²£503/ft²
Avg floor area79.5 m²

EPC breakdown

C
4%
D
6%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 77%Detached 23%

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£198,750
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

1998–2025 · CAGR

+5.9%

Total change

+365%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.4%

per year

Acceleration

-6.01

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 13 sales

Property Type Mix

Total: 13 sales

Detached23.1%
Semi-detached76.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£93k£110k+18.9%1
Post-dot-com plateau2002–2003£149k£200k+34.2%1.5
Pre-crash peak2006–2006£228k£228k+0%2
GFC & correction2009–2011£199k£215k+8%1
Brexit uncertainty2017–2017£355k£355k+0%1
Pandemic surge2021–2021£388k£388k+0%1
Rate-rise correction2022–2022£420k£420k+0%1
Current market2025–2025£430k£430k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
11.2%
District
11.2%

CAGR over 4yr 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
Below London average
Heathrow Terminal 4 Rail StationElizabeth line line
5.5 min walk
Heathrow Terminal 4

Nearby stations

Heathrow Terminal 4 Rail StationElizabeth line
6 min walk
Heathrow Terminal 4National Rail
6 min walk
Heathrow Terminal 4 Underground StationPiccadilly
6 min walk
Hatton Cross Underground StationPiccadilly
23 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
25 min walk
No bus stops within 400m

11

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria ★68 min
Waterloo78 min ↑
Canary Wharf89 min ↑
City86 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

22

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)42
Nearest car park299m
Santander docks (800m)0
Nearest cycle dock14.5 km

Nearby car parks

🅿️
Terminal 4 Park & Ride· yes
668m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.3 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.9 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

GLENDALE MEDICAL CENTRE

155 HIGH STREET, HARLINGTON, UB3 5DA

50 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalAshford Hospital · 2.5 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell on the Green (462 m)

No restaurants within 800m — nearest: The Commission (662 m)

Nearest supermarketLondis · 2.8 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)

923m

Post office

Nearby shops

Bedfont Local460 m
Londis484 m
Bedfont Food Centre750 m
Tuga Store753 m

Nearby cafes

Costa coffee610 m
Costa742 m

Nearby restaurants

The Commission662 m
Wild Olive679 m
Pret A Manger698 m
Caviar House & Prunier Seafood Bar714 m

Nearby pubs

The Bell on the Green462 m
Prince of Wales701 m
Food hygiene (5-star)86% of 7

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

41

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
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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 / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

35.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,149m
Crossrail 2 route16,780m

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)
12
Borough approval rate
55%
Historic landfill (400m)
3
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)
64
Largest scheme
61 homes · Street Record, Burlington Close, Feltham
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Burlington Close, Feltham61 homes
completed
BEDFONT CROSS, Bedfont Cross, STANWELL ROAD, FELTHAM, TW14 8NX44 homes
completed
25-39, 25-39, BEDFONT CLOSE, TW14 8LJ16 homes
completed
BEDFONT CROSS, STANWELL ROAD, FELTHAM, TW14 8NX8 homes
completed
Street Record, 177, Hatton Road, Feltham5 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 8LF

Full postcodeTW14 8LF
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.454888
Longitude-0.441620
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