Bedfont · Hounslow · Feltham and Heston constituency · 51.45715, -0.41404

TW14 9EQ— Bedfont, Hounslow

Location and area intelligence for TW14 9EQ, Bedfont, Hounslow

The family fortress

 

Schools 100%Safety 79/100Transport 20/100⚠ Knotweed sites nearby

Best for: Families

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

Liveability
50
Safety
79
Schools
90
Transport
20
Environment
64
Investment
48

The bottom line

TW14 9EQ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 60 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

TW14 9EQ

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-2.4% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for TW14 9EQ

🛡️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 9EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Southville Primary School

Good · Inspected Jan 2023 · 13 min walk

KS2: 104.6

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: +0.40A8: 50.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 61 min walk

0 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.9 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+7% vs borough

Crime by type

Other31%
Violence & sexual offences27%
Anti-social behaviour16%
Vehicle crime7%
Burglary7%
Drug offences6%
Robbery4%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Feltham Fire Station (G39) · 388m

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area48 m²

EPC breakdown

C
7%
D
4%

Based on 11 properties · Confidence: medium

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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£120,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2023 · CAGR

+4.3%

Total change

+197%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.5%

per year

Acceleration

-39.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£85k+21.5%4.3
Post-dot-com plateau2001–2003£100k£118k+18%1.3
Pre-crash peak2005–2007£139k£158k+13.7%1.7
GFC & correction2008–2008£181k£181k+0%2
Help-to-Buy recovery2015–2016£223k£231k+3.7%2
Brexit uncertainty2017–2017£224k£224k+0%1
Rate-rise correction2022–2023£265k£208k-21.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.5%
District
6.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Hatton Cross Underground StationPiccadilly line
14.9 min walk
Feltham

Nearby stations

FelthamNational Rail
13 min walk
Hatton Cross Underground StationPiccadilly
16 min walk
Heathrow Terminal 4 Rail StationElizabeth line
27 min walk
Heathrow Terminal 4 Underground StationPiccadilly
28 min walk
Hounslow West Underground StationPiccadilly
33 min walk
No bus stops within 400m

15

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria64 min ↑
Waterloo ★60 min
Canary Wharf79 min ↑
City68 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park110m
Santander docks (800m)0
Nearest cycle dock12.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 18.4 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% 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

CLIFFORD ROAD SURGERY

65 CLIFFORD ROAD, TW4 7LR

25 min walk

79%

Recommend GP

79%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHounslow Medical Centre · 2.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beehive (491 m)

Nearest supermarketCEO African Caribbean Food · 1.9 km
1 tennis courts1 swimming pools

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)

318m

Post office

Nearby shops

Budgens815 m

Nearby cafes

Central Way Café431 m
Carol's471 m
Puccino's1.1 km
Grab N Go1.1 km

Nearby restaurants

Xenia164 m
Fook's House305 m
Super Singhs876 m
Gurkha1.0 km

Nearby pubs

The Beehive491 m
The Green Man959 m
Food hygiene (5-star)75% 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

48

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

11.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,220m
Crossrail 2 route14,982m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,551 nationally

2,259

Est. population

13,505/km²

59%

Employed

27%

Degree educated

£41,000

Median income

4.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

27%
24%
20%
19%
Under 1827%
18–3424%
35–4920%
50–6419%
65+11%

Tenure

20%
25%
18%
35%
Own outright20%
Own (mortgage)25%
Private rent18%
Social rent35%
Shared ownership2%
Rent free0%

Ethnicity

37%
31%
15%
White British37%
White Other9%
Asian31%
Black15%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine32%
No car household28%
Unemployed5%
No qualifications30%

Housing tenure (Census 2021)

Social rent35%
Private rent18%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
30 homes · 142-146, 142, Staines Road, Feltham, TW14 9ED
Pipeline pressure
NONE

Named schemes (500m)

142-146, 142, Staines Road, Feltham, TW14 9ED30 homes
completed
176-178, 176, Staines Road, Feltham, TW14 9ED11 homes
completed
Street Record, Adjacent 118, Faggs Road, Feltham2 homes
completed
2, 2, Clive Road, Feltham, TW14 9EG2 homes
completed
211, Staines Road, Feltham, TW14 9EB1 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 9EQ

Full postcodeTW14 9EQ
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.457153
Longitude-0.414036
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