Bedfont · Hounslow · Feltham and Heston constituency · 51.44789, -0.43397

TW14 8SL— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 84/100Transport 13/100⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
84
Schools
60
Transport
13
Environment
86
Investment
47

The bottom line

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

The catches: 66 min to waterloo — 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 8SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for TW14 8SL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW14 8SL 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 · 1 min walk

KS2: 103.0

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 13 min walk

P8: +0.40A8: 50.0

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

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences32%
Other30%
Anti-social behaviour24%
Vehicle crime7%
Burglary4%
Robbery2%
Drug offences1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area53.8 m²

EPC breakdown

C
13%
D
3%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 29%Flat 71%

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£134,500
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 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

1997–2022 · CAGR

+4.7%

Total change

+213%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

+14.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 37 sales

Property Type Mix

Total: 37 sales

Terraced27%
Flat/maisonette73%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£63k£60k-4.7%1
Post-dot-com plateau2001–2004£52k£146k+181%3.8
Pre-crash peak2005–2005£74k£74k+0%2
GFC & correction2008–2011£150k£125k-16.7%1
Help-to-Buy recovery2014–2016£145k£230k+59.2%2.3
Brexit uncertainty2017–2019£255k£188k-26.2%1.7
Rate-rise correction2022–2022£197k£197k+0%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%
Terraced+0% α
Local
13.8%
District
13.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
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
16.9 min walk
Heathrow Terminal 4

Nearby stations

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

23

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria69 min ↑
Waterloo ★66 min
Canary Wharf89 min ↑
City75 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

38

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)154
Nearest car park163m
Santander docks (800m)0
Nearest cycle dock14.1 km

Nearby car parks

🅿️
Bedfont Lakes20 spaces· no
523m

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: 20.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.0 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

51 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalAshford Hospital · 2.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

6

Restaurants (800m)

2

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 (489 m)

Nearest supermarketCEO African Caribbean Food · 1.5 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)

728m

Post office

Nearby shops

Londis459 m
Bedfont Local501 m
Bedfont Food Centre584 m
Bedfont Halal Butcher590 m

Nearby cafes

Costa643 m
Choco Villa670 m
Bedfont Cafe763 m

Nearby restaurants

Just Burgers Plus599 m
Bedfont Kebab615 m
Papa John's645 m
Indian Palace652 m

Nearby pubs

The Bell on the Green489 m
The Load of Hay943 m
Food hygiene (5-star)64% of 22

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

47

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

7.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,791m
Crossrail 2 route16,103m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,660 nationally

1,714

Est. population

30,000/km²

62%

Employed

27%

Degree educated

£39,600

Median income

5.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

33%
20%
27%
16%
Under 1833%
18–3420%
35–4927%
50–6416%
65+5%

Tenure

14%
15%
53%
Own outright5%
Own (mortgage)14%
Private rent15%
Social rent53%
Shared ownership13%

Ethnicity

42%
31%
White British42%
White Other8%
Asian31%
Black11%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine31%
No car household35%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent53%
Private rent15%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
84
Largest scheme
386 homes · LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW14
Pipeline pressure
NONE

Named schemes (500m)

LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW14386 homes
completed
LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW1436 homes
completed
21, 21, Beech Road, Feltham, TW14 8AH1 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 8SL

Full postcodeTW14 8SL
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.447889
Longitude-0.433972
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