Bedfont · Hounslow · Feltham and Heston constituency · 51.45164, -0.44389

TW14 8PL— Bedfont, Hounslow

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

 

Safety 10/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
29
Safety
10
Schools
—
Transport
34
Environment
61
Investment
34

The bottom line

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

Less suited to Families.

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Location

TW14 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: PoorInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for TW14 8PL

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

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Postcode Personality

⚠️ Very high crime
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How TW14 8PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Fairholme Primary School

Not yet inspected · Inspected Oct 2024 · 10 min walk

KS2: 103.0

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 20 min walk

P8: -0.90A8: 37.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 92 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+583% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other36%
Violence & sexual offences31%
Anti-social behaviour17%
Vehicle crime6%
Drug offences4%
Burglary4%
Robbery1%
Theft0%

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: Heathrow Airport Fire Service - Station 2 'Fire East' · 2.9km

Crime is +669% 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£6,044/m²
Price per ft²£562/ft²
Avg floor area91.6 m²

EPC breakdown

C
3%
D
13%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 71%Terraced 29%

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£229,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,939
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+31.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£88k£88k+0%2
Post-dot-com plateau2002–2004£187k£185k-1.1%1
Pre-crash peak2005–2005£223k£223k+0%2
GFC & correction2011–2012£220k£220k+0%2
Help-to-Buy recovery2014–2016£300k£425k+41.7%1
Brexit uncertainty2018–2019£430k£445k+3.5%1
Pandemic surge2020–2021£405k£456k+12.6%1
Rate-rise correction2022–2023£533k£465k-12.8%1
Current market2024–2024£550k£550k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.9%
District
6.9%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
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
8.9 min walk
Heathrow Terminal 4

Nearby stations

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

10

Walkability score

67

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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)57
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock14.7 km

Nearby car parks

🅿️
Terminal 4 Park & Ride· yes
617m
🅿️
Bedfont Lakes20 spaces· no
720m

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: 20.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Staines Moor SSSI — 3.9 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

54 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalAshford Hospital · 2.2 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

44

Parks (1km)

1

Restaurants (800m)

0

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 (369 m)

Nearest supermarketLondis · 2.4 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)

1.1km

Post office

Nearby shops

Bedfont Local342 m
Londis431 m

Nearby cafes

Costa coffee882 m
Costa991 m

Nearby restaurants

Greggs439 m
The Commission888 m
Pret A Manger897 m
Wild Olive909 m

Nearby pubs

The Bell on the Green369 m
Prince of Wales985 m
Food hygiene (5-star)91% of 11

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

34

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
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score12/100
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

26.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,375m
Crossrail 2 route16,859m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,702 nationally

2,576

Est. population

1,250/km²

64%

Employed

32%

Degree educated

£39,600

Median income

5.5%

Claimant rate

SuburbanLow densitySocially diverse / deprived

39

Community stability

Age profile

28%
22%
24%
18%
Under 1828%
18–3422%
35–4924%
50–6418%
65+9%

Tenure

23%
22%
34%
Own outright12%
Own (mortgage)23%
Private rent22%
Social rent34%
Shared ownership8%
Rent free0%

Ethnicity

39%
15%
25%
White British39%
White Other15%
Asian25%
Black11%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine29%
No car household23%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent34%
Private rent22%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
55%
Historic landfill (400m)
4
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)

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, Land north of Hatchett Road, Hatchett Road, Feltham8 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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Key facts for TW14 8PL

Full postcodeTW14 8PL
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.451645
Longitude-0.443889
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