Bedfont · Hounslow · Feltham and Heston constituency · 51.45580, -0.42013

TW14 9HR— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 85/100Transport 20/100

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
20
Environment
80
Investment
53

The bottom line

TW14 9HR 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 catches: high noise levels nearby and 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 9HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for TW14 9HR

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How TW14 9HR 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 · 4 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

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) · 692m

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area79 m²

EPC breakdown

B
1%
C
10%
D
4%

Based on 15 properties · Confidence: medium

Street mix

Terraced 47%Flat 47%Other 6%

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£197,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1999–2021 · CAGR

+8.4%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

-17.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 14 sales

Property Type Mix

Total: 14 sales

Terraced57.1%
Flat/maisonette42.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£64k£64k+0%1
Post-dot-com plateau2001–2001£75k£75k+0%1
Pre-crash peak2005–2007£118k£211k+79%1.3
GFC & correction2008–2009£217k£119k-45.4%1
Help-to-Buy recovery2013–2014£250k£240k-4%1
Brexit uncertainty2018–2018£385k£385k+0%1
Pandemic surge2020–2021£418k£378k-9.5%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
14.4 min walk
Feltham

Nearby stations

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

10

Walkability score

55

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 park57m
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 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
NoiseHIGH
road
Noisier 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 AONB79% green spaceTree canopy: 64%
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

37 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

50

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Xenia (611 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)

638m

Post office

Nearby shops

Budgens661 m
Polianna792 m

Nearby cafes

Bedfont Cafe594 m
Carol's707 m
Choco Villa750 m
Costa751 m

Nearby restaurants

Xenia611 m
Selekt Chicken626 m
Bedfont Chicken & PIzza661 m
Codman's Fish & Chips669 m

Nearby pubs

The Beehive63 m
The Load of Hay413 m
The Green Man1.1 km

Nearby gyms

Bedfont Football & Social Club810 m
Food hygiene (5-star)87% of 15

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

53

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 / transient

Tenant profile

+11.1%

Rent growth (1yr)

Market liquidity

Future outlook

15

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,664m
Crossrail 2 route15,352m

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)

13A, Tennyson Close, Feltham, TW14 9HN2 homes
completed
75, 75, Tachbrook Road, Feltham, TW14 9PD2 homes
completed
290, 290, Staines Road, Feltham, TW14 9HD2 homes
completed
105, 105, Tachbrook Road, Feltham, TW14 9PD2 homes
completed
Land adjacent to 81, 81, Tachbrook Road, Feltham, TW14 9PD1 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 9HR

Full postcodeTW14 9HR
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.455796
Longitude-0.420129
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