Belmore · Hillingdon · Hayes and Harlington constituency · 51.52340, -0.40709

UB4 0BW— Belmore, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 9/100~3% 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
48
Safety
84
Schools
95
Transport
9
Environment
72
Investment
36

The bottom line

UB4 0BW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 0BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for UB4 0BW

🛡️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 UB4 0BW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Yeading Junior School

Good · Inspected May 2023 · 7 min walk

KS2: 102.3

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 12 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.7 incidents per 1,000 residents

Better than 67% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour26%
Vehicle crime17%
Other13%
Burglary8%
Drug offences4%
Theft4%
Robbery1%

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: RAF Northolt Fire Station · 3.7km

Crime is 31% 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.

UB4 district median

£502,500

Based on 110 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,113/m²
Price per ft²£382/ft²
Avg floor area91.7 m²

EPC breakdown

C
1%
D
16%
E
3%

Based on 20 properties · Confidence: medium

Street mix

Semi 94%Terraced 6%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£229,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+562%

Market Activity

Price Velocity & Acceleration

Current Velocity

+81.5%

per year

Acceleration

+110.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached94.1%
Terraced5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£128k+72.6%1.2
Post-dot-com plateau2001–2001£134k£134k+0%1
Pre-crash peak2005–2007£239k£240k+0.4%1
GFC & correction2010–2011£225k£248k+10%1
Help-to-Buy recovery2013–2014£240k£343k+42.9%1
Brexit uncertainty2018–2018£302k£302k+0%1
Pandemic surge2020–2020£383k£383k+0%2
Current market2025–2026£270k£490k+81.5%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
5.6%
District
6.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
31 min walk
Hayes & HarlingtonNational Rail
31 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
35 min walk
South Ruislip Underground StationCentral
47 min walk
Northolt Underground StationCentral
48 min walk
No bus stops within 400m

5

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria79 min ↑
Waterloo ★71 min
Canary Wharf73 min ↑
City75 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock12.0 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: 16.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 8.0 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

THE WARREN PRACTICE

THE WARREN, UXBRIDGE ROAD, UB4 0SG

5 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.4 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Tesco Express614 m

Nearby cafes

Costa788 m

Nearby restaurants

Hot House Pizza590 m
The Grapes594 m
McDonald's677 m

Nearby gyms

More Energy897 m

Nearby health

{my}dentist561 m
Food hygiene (5-star)48% of 52

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ART IMPACT PACKAGING LIMITED
EGHAM FOOD AND WINE LTD
EVENTS OF DISTINCTION LIMITED
GI INTERIOR LIMITED
JJ SANDHU CONSTRUCTION LTD

+2 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,522m
Crossrail 2 route17,630m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,958 nationally

1,746

Est. population

12,999/km²

56%

Employed

31%

Degree educated

£43,800

Median income

6.9%

Claimant rate

SuburbanHigh densityMixed

47

Community stability

Age profile

29%
19%
25%
15%
Under 1829%
18–3419%
35–4925%
50–6415%
65+11%

Tenure

26%
35%
29%
Own outright26%
Own (mortgage)36%
Private rent29%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

17%
56%
White British17%
White Other8%
Asian56%
Black7%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household19%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent29%
Social rent9%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
80%
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)
4
Largest scheme
24 homes · LAND AT BTWN (169) & INDUSTRY P.H., LAND AT BTWN (169) & INDUSTRY P.H., YEADING LANE, UB4
Pipeline pressure
NONE

Named schemes (500m)

Land Rear of 35 - 43, known as 45, Land Rear of 35 - 43, known as 45, Yeading Lane, Yeading, UB4 0EN5 homes
completed
64, 64, LANGWORTH DRIVE, HAYES, UB4 0TE2 homes
completed
2, 2, Cheddar Waye, Hayes, UB4 0DZ2 homes
completed
59, 59, SHAKESPEARE AVENUE, HAYES, UB4 0BE2 homes
completed
100A, 100A, BEDFORD AVENUE, HAYES, UB4 0DS2 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 0BW

Full postcodeUB4 0BW
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.523403
Longitude-0.407094
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