Bedfont · Hounslow · Feltham and Heston constituency · 51.45630, -0.42018

TW14 9HH— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 85/100Transport 19/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
85
Schools
90
Transport
19
Environment
77
Investment
56

The bottom line

TW14 9HH offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 9HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for TW14 9HH

🛡️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 9HH 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 · 10 min walk

KS2: 104.6

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 5 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 · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.7 incidents per 1,000 residents

Better than 73% of London
→ Stable

-48% vs borough

Crime by type

Violence & sexual offences46%
Anti-social behaviour16%
Burglary14%
Other10%
Vehicle crime9%
Drug offences6%
Theft0%
Robbery0%

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) · 652m

Crime is 42% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,852/m²
Price per ft²£451/ft²
Avg floor area42.9 m²

EPC breakdown

C
9%
D
22%
E
4%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 9%Flat 91%

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£107,250
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
WallsSolid brick, as built, no insulation (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

1997–2025 · CAGR

+5.1%

Total change

+305%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.3%

per year

Acceleration

-10.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 83 sales

Property Type Mix

Total: 83 sales

Semi-detached8.4%
Flat/maisonette91.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£84k+66.2%5.5
Post-dot-com plateau2001–2004£88k£139k+58%3.2
Pre-crash peak2005–2007£127k£157k+23.9%3
GFC & correction2008–2011£165k£133k-19.4%2.7
Help-to-Buy recovery2013–2016£150k£247k+64.7%3.5
Brexit uncertainty2017–2019£260k£249k-4.4%2.7
Pandemic surge2021–2021£240k£240k+0%5
Rate-rise correction2022–2023£290k£260k-10.3%1
Current market2025–2025£205k£205k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%
Semi-detached+0% α
Local
1.9%
District
1.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
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
13.8 min walk
Feltham

Nearby stations

FelthamNational Rail
15 min walk
Hatton Cross Underground StationPiccadilly
15 min walk
Heathrow Terminal 4 Rail StationElizabeth line
22 min walk
Heathrow Terminal 4 Underground StationPiccadilly
22 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
35 min walk
No bus stops within 400m

14

Walkability score

56

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park110m
Santander docks (800m)0
Nearest cycle dock13.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 18.9 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.1 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

36 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHounslow Medical Centre · 3.3 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

49

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Xenia (601 m)

Nearest supermarketCEO African Caribbean Food · 1.8 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
883 licensed premises in borough281 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

659m

Post office

Nearby shops

Budgens716 m
Polianna813 m

Nearby cafes

Bedfont Cafe616 m
Carol's661 m
Choco Villa768 m
Costa772 m

Nearby restaurants

Xenia601 m
Selekt Chicken647 m
Bedfont Chicken & PIzza682 m
Codman's Fish & Chips690 m

Nearby pubs

The Beehive117 m
The Load of Hay430 m
The Green Man1.1 km

Nearby gyms

Bedfont Football & Social Club761 m
Food hygiene (5-star)85% of 13

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

56

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
8.8% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition307
Sales last 12 months1

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

8/100

Velocity score

Future outlook

38.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,657m
Crossrail 2 route15,370m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,572 nationally

1,855

Est. population

13,214/km²

63%

Employed

31%

Degree educated

£41,000

Median income

4.6%

Claimant rate

SuburbanHigh densityMixed

46

Community stability

Age profile

26%
20%
24%
18%
Under 1826%
18–3420%
35–4924%
50–6418%
65+12%

Tenure

23%
35%
29%
13%
Own outright23%
Own (mortgage)35%
Private rent28%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

36%
15%
32%
White British36%
White Other15%
Asian32%
Black8%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine30%
No car household24%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent29%
Social rent13%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Borough approval rate
55%
Historic landfill (400m)
1
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)
8
Largest scheme
94 homes · Feltham Ex Servicemens Club, FELTHAM EX SERVICE MENS CLUB, Bedfont Lane, Feltham, TW14 9NW
Pipeline pressure
NONE

Named schemes (500m)

290, 290, Staines Road, Feltham, TW14 9HD2 homes
completed
75, 75, Tachbrook Road, Feltham, TW14 9PD2 homes
completed
13A, Tennyson Close, Feltham, TW14 9HN2 homes
completed
105, 105, Tachbrook Road, Feltham, TW14 9PD2 homes
completed
13, Tennyson Close, Feltham, TW14 9HN1 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 9HH

Full postcodeTW14 9HH
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.456300
Longitude-0.420183
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