Bedfont · Hounslow · Feltham and Heston constituency · 51.45668, -0.43282

TW14 9ST— Bedfont, Hounslow

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

The family fortress

 

Schools 100%Safety 80/100Transport 21/100

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
21
Environment
69
Investment
55

The bottom line

TW14 9ST 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 9ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for TW14 9ST

🛡️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 9ST 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 · 2 min walk

KS2: 102.8

—

Secondary

Rivers Academy West London

Not yet inspected · Inspected Oct 2024 · 12 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

McMillan Nursery School

Good · 85 min walk

1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 2.1km

Crime is +6% above London average

Property

Prices, sales volume and market trends

Avg floor area68 m²

EPC breakdown

C
10%
D
11%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 8%Terraced 37%Detached 8%Flat 48%

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£170,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
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

1995–2022 · CAGR

+5.5%

Total change

+319%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.6%

per year

Acceleration

+41.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 63 sales

Property Type Mix

Total: 63 sales

Detached7.9%
Semi-detached7.9%
Terraced36.5%
Flat/maisonette47.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£85k-4.2%3.5
Post-dot-com plateau2001–2004£105k£161k+53.4%4
Pre-crash peak2005–2007£207k£197k-4.6%1.7
GFC & correction2008–2012£201k£153k-23.9%1.8
Help-to-Buy recovery2014–2016£250k£253k+1%2
Brexit uncertainty2018–2019£435k£280k-35.6%2
Pandemic surge2020–2021£270k£265k-1.9%1
Rate-rise correction2022–2022£370k£370k+0%2

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
7.6%
District
7.6%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position10

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
10.8 min walk
Heathrow Terminal 4

Nearby stations

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

21

Walkability score

93

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

27

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)128
Nearest car park238m
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 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: 19.7 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

39 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalAshford Hospital · 3.1 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

99

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Load of Hay (539 m)

Nearest supermarketCEO African Caribbean Food · 2.2 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)

464m

Post office

Nearby shops

Tuga Store406 m
Bedfont Halal Butcher435 m
Bedfont Food Centre436 m
Polianna444 m

Nearby cafes

Choco Villa403 m
Costa439 m
Bedfont Cafe482 m

Nearby restaurants

Papa John's398 m
Indian Palace399 m
Royal Flame Chicken401 m
O Calhau402 m

Nearby pubs

The Load of Hay539 m
The Bell on the Green734 m

Nearby gyms

Bedfont Football & Social Club736 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

55

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
Gentrification score16/100
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

21

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,511m
Crossrail 2 route16,232m

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 · 537A, 537A, Staines Road, Feltham, TW14 8BP
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 9ST

Full postcodeTW14 9ST
Postcode districtTW14
BoroughLondon Borough of Hounslow
WardBedfont
Latitude51.456677
Longitude-0.432822
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