Bedfont · Hounslow · Feltham and Heston constituency · 51.45623, -0.43206

TW14 9SS— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 20/100~6% 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
55
Safety
80
Schools
90
Transport
20
Environment
69
Investment
57

The bottom line

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

The catch: 64 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

TW14 9SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for TW14 9SS

🛡️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 9SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bedfont Primary School

Good · Inspected Dec 2023 · 3 min walk

KS2: 102.8

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 11 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 · 70 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.7 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour24%
Other22%
Vehicle crime6%
Burglary6%
Drug offences4%
Theft4%
Robbery1%

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: Feltham Fire Station (G39) · 1.4km

Crime is +6% above 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£4,700/m²
Price per ft²£437/ft²
Avg floor area59.2 m²

EPC breakdown

C
13%
D
8%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 2%Terraced 30%Flat 68%

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£148,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2026 · CAGR

+5.7%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

+19.85

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached2.1%
Terraced29.8%
Flat/maisonette68.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£85k+56%3
Post-dot-com plateau2001–2004£113k£147k+29.8%2.2
Pre-crash peak2005–2006£158k£155k-1.9%2
GFC & correction2008–2012£214k£159k-25.5%2.2
Help-to-Buy recovery2014–2016£183k£249k+36.4%1.5
Brexit uncertainty2017–2018£320k£314k-2%1.5
Pandemic surge2021–2021£275k£275k+0%1
Rate-rise correction2023–2023£323k£323k+0%1
Current market2025–2026£273k£284k+4.2%1

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
8.3%
District
8.3%
Terraced+0% α
Local
11.1%
District
11.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
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
15.3 min walk
Heathrow Terminal 4

Nearby stations

Heathrow Terminal 4 Rail StationElizabeth line
12 min walk
Heathrow Terminal 4National Rail
12 min walk
Heathrow Terminal 4 Underground StationPiccadilly
12 min walk
Hatton Cross Underground StationPiccadilly
17 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
27 min walk
No bus stops within 400m

29

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria ★64 min
Waterloo69 min ↑
Canary Wharf87 min ↑
City78 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

29

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)140
Nearest car park273m
Santander docks (800m)0
Nearest cycle dock13.8 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.6 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 4.6 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

40 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalAshford Hospital · 3.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Load of Hay (471 m)

Nearest supermarketCEO African Caribbean Food · 2.1 km
1 sports halls

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)

391m

Post office

Nearby shops

Tuga Store344 m
Bedfont Halal Butcher375 m
Bedfont Food Centre377 m
Polianna380 m

Nearby cafes

Choco Villa335 m
Costa372 m
Bedfont Cafe409 m

Nearby restaurants

Indian Palace333 m
Papa John's334 m
O Calhau335 m
Royal Flame Chicken335 m

Nearby pubs

The Load of Hay471 m
The Bell on the Green725 m

Nearby gyms

Bedfont Football & Social Club747 m
Food hygiene (5-star)57% of 30

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

57

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score16/100
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

41.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,468m
Crossrail 2 route16,168m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,448 nationally

2,068

Est. population

5,301/km²

61%

Employed

33%

Degree educated

£41,000

Median income

3.9%

Claimant rate

SuburbanMedium densityMixed

46

Community stability

Age profile

22%
22%
23%
18%
15%
Under 1822%
18–3422%
35–4923%
50–6418%
65+15%

Tenure

30%
33%
31%
Own outright30%
Own (mortgage)33%
Private rent31%
Social rent6%
Shared ownership1%

Ethnicity

26%
46%
White British27%
White Other13%
Asian46%
Black5%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine27%
No car household17%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent31%
Social rent6%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
55%
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)
24
Largest scheme
36 homes · LAND SOUTH OF, LAND SOUTH OF, GROVESTILE WAY, TW14
Pipeline pressure
NONE

Named schemes (500m)

537A, 537A, Staines Road, Feltham, TW14 8BP36 homes
completed
137, 137, Hatton Road, Feltham35 homes
completed
Two Bridges Day Centre, 2A, Marriott Close, Feltham, TW14 9PZ30 homes
completed
Street Record, Bethany Waye, Feltham19 homes
completed
Land at, 200, Page Road, Feltham, TW14 8DN17 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 9SS

Full postcodeTW14 9SS
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.456226
Longitude-0.432060
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