Belmore · Hillingdon · Hayes and Harlington constituency · 51.52366, -0.41940

UB4 0AY— Belmore, Hillingdon

Location and area intelligence for UB4 0AY, Belmore, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 69/100Transport 9/100Low yield 3.22%

Best for: Families

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

Liveability
40
Safety
69
Schools
90
Transport
9
Environment
47
Investment
49

The bottom line

UB4 0AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 71 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 0AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+108.0% vs London avg

Deep-dive guides for UB4 0AY

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB4 0AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grange Park School

Not yet inspected · 5 min walk

KS2: 106.1

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 10 min walk

A8: 36.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

135.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+80% vs borough

Crime by type

Other29%
Violence & sexual offences19%
Anti-social behaviour15%
Vehicle crime11%
Theft8%
Burglary8%
Robbery6%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 3.4km

Crime is +108% above London average

Property

Prices, sales volume and market trends

Avg floor area81.1 m²

EPC breakdown

C
7%
D
23%
E
1%

Based on 31 properties · Confidence: high

Street mix

Semi 20%Terraced 67%Detached 13%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£202,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.8%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

-10.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Detached13%
Semi-detached19.6%
Terraced67.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£111k+54.2%1.7
Post-dot-com plateau2001–2004£143k£199k+39.6%3.5
Pre-crash peak2005–2007£211k£246k+16.6%3
GFC & correction2008–2011£249k£250k+0.6%1.5
Help-to-Buy recovery2013–2016£239k£250k+4.6%1
Pandemic surge2020–2020£425k£425k+0%1
Rate-rise correction2022–2023£463k£455k-1.7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
7.5%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
29 min walk
Hayes & HarlingtonNational Rail
29 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
43 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
49 min walk
South Ruislip Underground StationCentral
49 min walk
No bus stops within 400m

9

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria76 min ↑
Waterloo ★71 min
Canary Wharf74 min ↑
City74 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park290m
Santander docks (800m)0
Nearest cycle dock12.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.5 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 5.9 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield858.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HILLINGDON ISRH

WAKLEY CENTRE, HAYES COTTAGE HOSPITAL, GRANGE ROAD, UB3 2RR

5 min walk

3

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brook House (965 m)

No restaurants within 800m — nearest: KK Chicken & Pizza (941 m)

Nearest supermarketCo-op Food · 934 m
6 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Tesco Express501 m
Best-one896 m
Day & Night932 m
Nisa Local939 m

Nearby cafes

Exln Cafe948 m

Nearby restaurants

KK Chicken & Pizza941 m
China Chef950 m

Nearby pubs

The Brook House965 m

Nearby gyms

More Energy996 m

Nearby pharmacies

Vantage Pharmacy946 m
Food hygiene (5-star)45% of 64

Business

Local businesses registered here

Active businesses
181
New (last 12 months)
22
Dissolved (last 12 months)
0
Industry diversity
73
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

35 MILL HILL MANAGEMENT LTD
A M PROPERTY & DEVELOPMENT LTD
A TO Z IMPORTERS UK LIMITED
AA MOTORSS LIMITED
ACCOUNTS AND TAX CONSULTANCY LIMITED

+15 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

4.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,371m
Crossrail 2 route18,400m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,423 nationally

1,958

Est. population

7,596/km²

50%

Employed

26%

Degree educated

£43,800

Median income

10.6%

Claimant rate

SuburbanHigh densityRenters

34

Community stability

Age profile

31%
22%
23%
14%
Under 1831%
18–3422%
35–4923%
50–6414%
65+10%

Tenure

20%
21%
45%
14%
Own outright20%
Own (mortgage)21%
Private rent45%
Social rent14%
Shared ownership0%

Ethnicity

58%
16%
White British9%
White Other6%
Asian58%
Black16%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household28%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent45%
Social rent14%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
15
Local approval rate
87%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
45 homes · 505-509, 505-509, UXBRIDGE ROAD, 89-91 GRANGE ROAD, UB4 8HH
Pipeline pressure
NONE

Named schemes (500m)

505-509, 505-509, UXBRIDGE ROAD, 89-91 GRANGE ROAD, UB4 8HH45 homes
completed
LAND AT, & REAR OF 6, 3-5, LAND AT, & REAR OF 6, 3-5, PARK ROAD, UB428 homes
completed
POINT WEST, 1040, POINT WEST, 1040, UXBRIDGE ROAD, UB4 0RJ18 homes
completed
LAND AT REAR OF, 946-974, LAND AT REAR OF, 946-974, UXBRIDGE ROAD, GLEDWOOD DRIVE (5), UB412 homes
completed
LAND AT, 1-2A, LAND AT, 1-2A, PARK ROAD, UB412 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.6%
Ward turnout
35%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Labina BasitLabour
Jagjit SinghLabour
Narinder Garg KLabour

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Key facts for UB4 0AY

Full postcodeUB4 0AY
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.523660
Longitude-0.419395
Parliamentary constituencyHayes and Harlington
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