Belmore · Hillingdon · Hayes and Harlington constituency · 51.52010, -0.40535

UB4 0EN— Belmore, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 67/100Transport 9/100Low yield 3.22%

Best for: Families

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

Liveability
41
Safety
67
Schools
95
Transport
9
Environment
43
Investment
43

The bottom line

UB4 0EN 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 0EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+131.0% vs London avg

Deep-dive guides for UB4 0EN

🛡️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 0EN 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 · 15 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

149.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+99% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Vehicle crime12%
Theft11%
Anti-social behaviour10%
Drug offences7%
Burglary5%
Robbery4%

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: Southall Fire Station (G24) · 2.4km

Crime is +131% above London average

Property

Prices, sales volume and market trends

Avg floor area104 m²

EPC breakdown

B
5%
C
3%
D
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 71%Terraced 21%Flat 7%

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£260,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.22 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
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

1996–2021 · CAGR

+7.3%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

+2.23

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached71.4%
Terraced21.4%
Flat/maisonette7.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£77k£108k+40.3%1.5
Post-dot-com plateau2003–2003£205k£205k+0%1
Pre-crash peak2006–2007£195k£270k+38.5%1
Help-to-Buy recovery2013–2016£240k£450k+87.5%3
Brexit uncertainty2017–2017£445k£445k+0%1
Pandemic surge2021–2021£450k£450k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.8% alpha

Semi-detached+0.8% α
Local
8.8%
District
8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
27 min walk
Hayes & HarlingtonNational Rail
27 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
30 min walk
Northolt Underground StationCentral
50 min walk
South Ruislip Underground StationCentral
51 min walk
No bus stops within 400m

18

Walkability score

23

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park469m
Santander docks (800m)0
Nearest cycle dock11.8 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: 16.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 49%
Less green space than 77% of London

Nearest SSSI: Ruislip Woods SSSI — 8.4 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

PES@SPECSAVERS HAYES LOMBARDY, NWL

SPECSAVERS OPTICIANS, LOMBARDY RETAIL PARK, COLDHARBOUR LANE, UB3 3EX

5 min walk

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketHayes Food Centre · 1.4 km
1 sports halls

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)

1.8km

Post office

Nearby shops

Tesco Express634 m
Londis864 m

Nearby cafes

Costa401 m

Nearby restaurants

The Grapes225 m
Hot House Pizza247 m
McDonald's318 m

Nearby gyms

More Energy655 m
Hillingdon Cycle Circuit867 m

Nearby health

{my}dentist215 m
Food hygiene (5-star)52% of 48

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

45 YEADING LANE RESIDENTS COMPANY LIMITED
ALL IN ONE ACCESSORIES LTD
CUT AND PUFF LTD
JADS VEDI PROPERTIES LIMITED
LOTUSBEAUTYSERVICES LTD

+3 more

Investment

Investment grade, yield and market outlook

43

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,353m
Crossrail 2 route17,352m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,760 nationally

1,834

Est. population

7,127/km²

57%

Employed

29%

Degree educated

£37,000

Median income

5.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

26%
21%
21%
17%
15%
Under 1826%
18–3421%
35–4921%
50–6417%
65+15%

Tenure

25%
23%
22%
29%
Own outright25%
Own (mortgage)23%
Private rent22%
Social rent29%
Shared ownership1%
Rent free1%

Ethnicity

58%
White British12%
White Other8%
Asian57%
Black11%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household29%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent29%
Private rent22%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
13
Local approval rate
79%
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
100 homes · LAND AT MINET SITE 'A', LAND AT MINET SITE 'A', UXBRIDGE ROAD, UB4
Pipeline pressure
NONE

Named schemes (500m)

360, 360, UXBRIDGE ROAD, HAYES, UB4 0HF20 homes
completed
REAR OF 40-54, REAR OF 40-54, CRANBORNE WAYE, ADJACENT 1-6 AND REAR OF13-24 DEVONSHIRE WAY, HAYES, UB4 0JA6 homes
completed
Land Rear of 35 - 43, known as 45, Land Rear of 35 - 43, known as 45, Yeading Lane, Yeading, UB4 0EN5 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 0EN

Full postcodeUB4 0EN
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.520098
Longitude-0.405350
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