Belmore · Hillingdon · Hayes and Harlington constituency · 51.51556, -0.39078

UB4 0NL— Belmore, Hillingdon

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

The family fortress

 

Schools 100%Safety 71/100Transport 14/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
48
Safety
71
Schools
60
Transport
14
Environment
72
Investment
37

The bottom line

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

The catch: 66 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 0NL

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+9.3% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for UB4 0NL

🛡️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 0NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Tudor Primary School

Not yet inspected · 5 min walk

KS2: 108.1

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 23 min walk

P8: +0.63A8: 51.3

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

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.4 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 971.4%

+16% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Vehicle crime15%
Anti-social behaviour12%
Burglary11%
Theft6%
Drug offences5%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.2km

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,046/m²
Price per ft²£469/ft²
Avg floor area97.4 m²

EPC breakdown

B
1%
C
8%
D
10%
E
12%

Based on 31 properties · Confidence: high

Street mix

Semi 61%Terraced 39%

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£243,500
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 DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.9%

per year

Acceleration

-38.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached60.6%
Terraced39.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£105k+23.5%2.2
Post-dot-com plateau2001–2004£135k£320k+137.9%1.7
Pre-crash peak2005–2006£248k£242k-2.4%3.5
GFC & correction2008–2010£310k£250k-19.5%1.5
Help-to-Buy recovery2014–2014£300k£300k+0%3
Brexit uncertainty2018–2018£400k£400k+0%1
Pandemic surge2020–2020£430k£430k+0%1
Rate-rise correction2023–2023£550k£550k+0%1
Current market2025–2025£490k£490k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-1.3% alpha

Weakest performer

Terraced

-3.1% alpha

Semi-detached-1.3% α
Local
6.6%
District
7.9%
Terraced-3.1% α
Local
8.9%
District
12%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Southall Rail StationGreat Western Railway line
16.3 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
17 min walk
SouthallNational Rail
17 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
31 min walk
Hanwell Rail StationElizabeth line
46 min walk
Northolt Underground StationCentral
49 min walk
No bus stops within 400m

11

Walkability score

30

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)

Total spaces (800m)25
Nearest car park377m
Santander docks (800m)0
Nearest cycle dock10.8 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: 15.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 9.2 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

GURU NANAK MEDICAL CENTRE

1-3 WOODLANDS ROAD, UB1 1EQ

6 min walk

64%

Recommend GP

64%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 934 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketDarbari Fancy Textiles · 974 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Londis356 m

Nearby cafes

Starbucks965 m
Parkside Yards Cafe1.0 km

Nearby restaurants

Tennessee Express Chicken & Ribs325 m
Moonrise382 m
Abi Fast Food397 m
Mehman Khana561 m

Nearby pubs

Hambrough Tavern300 m

Nearby gyms

Hillingdon Cycle Circuit762 m
Goals883 m
Food hygiene (5-star)36% of 45

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BEWAS LTD
BUYSIDEINVEST RISK MANAGEMENT CONSULTING LTD
CLASSIC WARDROBES AND KITCHENS LTD
GGR CONCRETE LTD
IKASH TRANSPORT LIMITED

+13 more

Investment

Investment grade, yield and market outlook

37

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

32.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,291m
Crossrail 2 route16,222m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,850 nationally

1,716

Est. population

13,617/km²

54%

Employed

32%

Degree educated

£45,900

Median income

5.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

29%
22%
24%
16%
Under 1829%
18–3422%
35–4924%
50–6416%
65+9%

Tenure

24%
21%
39%
14%
Own outright24%
Own (mortgage)21%
Private rent39%
Social rent14%
Shared ownership3%
Rent free0%

Ethnicity

56%
13%
White British7%
White Other7%
Asian56%
Black12%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine29%
No car household26%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent39%
Social rent14%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
8
Local approval rate
100%
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)
12
Largest scheme
242 homes · PSA LAND, SOUTH OF, PSA LAND, SOUTH OF, WILLOW TREE LANE, UB4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT WESTMOUNT CENTRE, LAND AT WESTMOUNT CENTRE, UXBRIDGE ROAD, UB4122 homes
completed
4, 4, Longford Gardens, Hayes, UB4 0JP2 homes
completed
64 Ruskin Road, Ruskin Road, Southall, UB1 1PF2 homes
completed
20 Ranelagh Road, Ranelagh Road, Southall, UB1 1DQ2 homes
completed
60, 60, Ruskin Road, Southall, UB1 1PF2 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 0NL

Full postcodeUB4 0NL
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.515555
Longitude-0.390779
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