Bedfont · Hounslow · Feltham and Heston constituency · 51.45591, -0.43672

TW14 8LU— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 24/100~12% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
52
Safety
80
Schools
90
Transport
24
Environment
63
Investment
55

The bottom line

TW14 8LU 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.

Check your dealbreakers

Toggle the things that matter to you — see how TW14 8LU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how TW14 8LU meets your needs.

Location

TW14 8LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for TW14 8LU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare TW14 8LU with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How TW14 8LU 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 · 6 min walk

KS2: 102.8

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 14 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 · 86 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 2.2km

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£5,741/m²
Price per ft²£533/ft²
Avg floor area26.9 m²

EPC breakdown

B
3%
C
23%
D
7%
E
2%

Based on 35 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£67,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1999–2024 · CAGR

+4.6%

Total change

+211%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.1%

per year

Acceleration

-33.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 71 sales

Property Type Mix

Total: 71 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£52k£60k+16.4%5.5
Post-dot-com plateau2001–2004£63k£99k+58%5
Pre-crash peak2005–2007£100k£115k+15.6%5.3
GFC & correction2009–2012£96k£102k+6.8%2
Help-to-Buy recovery2013–2016£104k£158k+51.4%1.8
Brexit uncertainty2017–2018£168k£165k-1.8%2
Pandemic surge2020–2021£165k£159k-3.6%1
Rate-rise correction2022–2022£189k£189k+0%1
Current market2024–2024£160k£160k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.6%
District
4.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

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
7.9 min walk
Heathrow Terminal 4

Nearby stations

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

15

Walkability score

76

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

25

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)114
Nearest car park58m
Santander docks (800m)0
Nearest cycle dock14.1 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: 20.0 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.7 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

48 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalAshford Hospital · 2.9 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

89

Parks (1km)

6

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 (544 m)

Nearest supermarketCEO African Caribbean Food · 2.3 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)

630m

Post office

Nearby shops

Tuga Store492 m
Bedfont Food Centre505 m
Bedfont Halal Butcher510 m
Londis519 m

Nearby cafes

Choco Villa528 m
Costa557 m
Bedfont Cafe663 m
Costa coffee790 m

Nearby restaurants

Bedfont Kebab480 m
Papa John's503 m
Indian Palace509 m
Royal Flame Chicken515 m

Nearby pubs

The Bell on the Green544 m
Prince of Wales852 m
Food hygiene (5-star)63% of 24

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

55

Investment score

Good

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
11.6% (high)London avg: 3.8%Strong yield — top 1% of London
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

34

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,793m
Crossrail 2 route16,475m

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)
14
Planning apps (3 years)
1
Borough approval rate
55%
Historic landfill (400m)
2
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
61 homes · Street Record, Burlington Close, Feltham
Pipeline pressure
NONE

Named schemes (500m)

137, 137, Hatton Road, Feltham35 homes
completed
Two Bridges Day Centre, 2A, Marriott Close, Feltham, TW14 9PZ30 homes
completed
Land at, 200, Page Road, Feltham, TW14 8DN17 homes
completed
28, 28, Pates Manor Drive, Feltham, TW14 8JJ2 homes
completed
12, Benedict Drive, Feltham, TW14 8JL1 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

Live in TW14 8LU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for TW14 8LU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hounslow with nearby boroughs:

Hounslow vs EalingHounslow vs HillingdonHounslow vs Richmond Upon Thames

Similar postcodes

Frequently asked questions

📍 Track TW14 8LU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for TW14 8LU

Full postcodeTW14 8LU
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.455911
Longitude-0.436720
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