Belmore · Hillingdon · Hayes and Harlington constituency · 51.51640, -0.39471

UB4 0PP— Belmore, Hillingdon

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

The family fortress

 

Schools 100%Safety 71/100Transport 10/100Low yield 3.22%

Best for: Families

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

Liveability
45
Safety
71
Schools
100
Transport
10
Environment
72
Investment
40

The bottom line

UB4 0PP 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 0PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for UB4 0PP

🛡️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 0PP 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 · 8 min walk

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 20 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+69% vs borough

Crime by type

Violence & sexual offences33%
Other26%
Anti-social behaviour13%
Vehicle crime12%
Drug offences5%
Robbery5%
Burglary5%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.5km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area58.9 m²

EPC breakdown

C
3%
D
4%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 25%Flat 75%

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£147,250
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, filled cavity
Roof(another dwelling above)
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

1997–2023 · CAGR

+6.5%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.8%

per year

Acceleration

+8.16

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£59k£69k+17.9%1
Post-dot-com plateau2001–2004£111k£145k+30.6%1.3
Pre-crash peak2005–2005£163k£163k+0%1
Brexit uncertainty2017–2017£270k£270k+0%1
Pandemic surge2021–2021£285k£285k+0%1
Rate-rise correction2022–2023£281k£300k+6.8%1.5

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 Velocity0
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
19.4 min walk
Southall

Nearby stations

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

14

Walkability score

35

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park225m
Santander docks (800m)0
Nearest cycle dock11.0 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: 15.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
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

GURU NANAK MEDICAL CENTRE

1-3 WOODLANDS ROAD, UB1 1EQ

9 min walk

64%

Recommend GP

64%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Hambrough Tavern (510 m)

Nearest supermarketDarbari Fancy Textiles · 1.3 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

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Londis167 m

Nearby cafes

Costa617 m
Starbucks946 m

Nearby restaurants

Tennessee Express Chicken & Ribs175 m
Moonrise631 m
Abi Fast Food651 m
Mehman Khana835 m

Nearby pubs

Hambrough Tavern510 m
The Walnut Tree1.1 km

Nearby gyms

Hillingdon Cycle Circuit582 m
Goals799 m
Food hygiene (5-star)39% of 26

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

40

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

9.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,572m
Crossrail 2 route16,508m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,860 nationally

1,494

Est. population

6,596/km²

51%

Employed

24%

Degree educated

£45,900

Median income

6.2%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

40

Community stability

Age profile

33%
20%
21%
17%
Under 1833%
18–3420%
35–4921%
50–6417%
65+8%

Tenure

13%
69%
Own outright11%
Own (mortgage)7%
Private rent13%
Social rent69%
Shared ownership0%

Ethnicity

30%
31%
17%
White British30%
White Other6%
Asian31%
Black17%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine28%
No car household27%
Unemployed8%
No qualifications26%

Housing tenure (Census 2021)

Social rent69%
Private rent13%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
7
Local approval rate
100%
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)
3
Largest scheme
242 homes · PSA LAND, SOUTH OF, PSA LAND, SOUTH OF, WILLOW TREE LANE, 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
4, 4, Longford Gardens, Hayes, UB4 0JP2 homes
completed
Adjacent to, 77, Adjacent to, 77, Minterne Waye, UB42 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 0PP

Full postcodeUB4 0PP
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.516401
Longitude-0.394713
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