Belmore · Hillingdon · Hayes and Harlington constituency · 51.51566, -0.39732

UB4 0JQ— Belmore, Hillingdon

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

The family fortress

 

Schools 100%Safety 86/100Transport 9/100Low yield 3.22%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
86
Schools
100
Transport
9
Environment
72
Investment
45

The bottom line

UB4 0JQ 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 catches: very high noise — check proximity to rail lines and 66 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 0JQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+9.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for UB4 0JQ

🛡️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 0JQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Yeading Infant and Nursery School

Not yet inspected · 9 min walk

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 21 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.3 incidents per 1,000 residents

Better than 77% of London
→ Stable

-57% vs borough

Crime by type

Violence & sexual offences32%
Other20%
Vehicle crime16%
Anti-social behaviour14%
Drug offences7%
Theft5%
Burglary4%
Robbery2%

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.7km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area80 m²

EPC breakdown

C
7%
D
8%

Based on 15 properties · Confidence: medium

Street mix

Semi 56%Terraced 44%

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£200,000
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)
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

1997–2017 · CAGR

+7.2%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-72.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached56.3%
Terraced43.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£95k£145k+52.6%1
Post-dot-com plateau2001–2004£146k£225k+54.1%1.7
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2009£259k£245k-5.2%1.5
Help-to-Buy recovery2014–2016£250k£412k+64.8%1
Brexit uncertainty2017–2017£380k£380k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Southall Rail StationGreat Western Railway line
20.3 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
21 min walk
SouthallNational Rail
21 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
27 min walk
Hanwell Rail StationElizabeth line
51 min walk
Northolt Underground StationCentral
52 min walk
No bus stops within 400m

15

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria71 min ↑
Waterloo ★66 min
Canary Wharf69 min ↑
City69 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park138m
Santander docks (800m)0
Nearest cycle dock11.2 km

Nearby car parks

🅿️
Minet Country Park
755m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 9.0 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

PES@SPECSAVERS HAYES LOMBARDY, NWL

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

7 min walk

4

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Hambrough Tavern (595 m)

Nearest supermarketB&B Super Shop · 2.0 km
4 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)

1.6km

Post office

Nearby shops

Londis121 m

Nearby cafes

Costa449 m

Nearby restaurants

Tennessee Express Chicken & Ribs163 m
The Grapes659 m
McDonald's664 m
Hot House Pizza718 m

Nearby pubs

Hambrough Tavern595 m

Nearby gyms

Hillingdon Cycle Circuit399 m
Goals657 m

Nearby health

{my}dentist718 m
Food hygiene (5-star)44% of 32

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ASCENDING HORIZONS LTD
BUS TRAINING LIMITED
ESSENTIAL SINCERITY LTD
INASCOPE MEDIA LTD
INDEPENDENT FILM MEDIA & THE ARTS CIC

+3 more

Investment

Investment grade, yield and market outlook

45

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 score15/100
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

18.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,743m
Crossrail 2 route16,630m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,287 nationally

1,736

Est. population

21,660/km²

56%

Employed

27%

Degree educated

£45,900

Median income

4.3%

Claimant rate

SuburbanVery high densityMixed

46

Community stability

Age profile

29%
20%
24%
19%
Under 1828%
18–3420%
35–4924%
50–6419%
65+9%

Tenure

26%
35%
29%
Own outright26%
Own (mortgage)35%
Private rent29%
Social rent10%
Rent free0%

Ethnicity

65%
14%
White British8%
White Other3%
Asian65%
Black8%
Mixed2%
Other14%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine30%
No car household17%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent29%
Social rent9%

vs. London

Income vs London+9.3%

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)
6
Planning apps (3 years)
10
Local approval rate
83%
Borough approval rate
84%
Historic landfill (400m)
1
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)
5
Largest scheme
100 homes · LAND AT MINET SITE 'A', LAND AT MINET SITE 'A', UXBRIDGE ROAD, UB4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT PSA LAND, SOUTH OF, LAND AT PSA LAND, SOUTH OF, WILLOW TREE LANE, UB493 homes
completed
LAND AT PSA LAND/S, LAND AT PSA LAND/S, WILLOW TREE LANE, UB430 homes
completed
LAND AT YEADING MARINA SOUTH OF, LAND AT YEADING MARINA SOUTH OF, WILLOW TREE LANE, UB416 homes
completed
Adjacent to, 77, Adjacent to, 77, Minterne Waye, UB42 homes
completed
4, 4, Longford Gardens, Hayes, UB4 0JP2 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 0JQ

Full postcodeUB4 0JQ
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.515663
Longitude-0.397319
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