Belmore · Hillingdon · Hayes and Harlington constituency · 51.52414, -0.41134

UB4 0QL— Belmore, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 9/100Low yield 3.22%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
84
Schools
100
Transport
9
Environment
72
Investment
45

The bottom line

UB4 0QL 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 0QL

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 0QL

🛡️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 0QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grange Park School

Not yet inspected · 7 min walk

KS2: 106.1

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 14 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

McMillan Nursery School

Good · 24 min walk

5 primaries · 0 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 3.6km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area85.5 m²

EPC breakdown

C
1%
D
2%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 100%

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£213,750
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, 250 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

1996–2013 · CAGR

+8%

Total change

+268%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.0%

per year

Acceleration

-71.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£68k£68k+0%1
Pre-crash peak2005–2005£232k£232k+0%2
GFC & correction2010–2010£338k£338k+0%1
Help-to-Buy recovery2013–2013£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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

6

Walkability score

1

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria76 min ↑
Waterloo ★71 min
Canary Wharf74 min ↑
City74 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 park784m
Santander docks (800m)0
Nearest cycle dock12.3 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: 17.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.8 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

6 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.6 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Hot House Pizza (739 m)

Nearest supermarketCo-op Food · 1.1 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 Express473 m

Nearby cafes

Costa990 m

Nearby restaurants

Hot House Pizza739 m
The Grapes767 m
McDonald's828 m

Nearby gyms

More Energy911 m

Nearby health

{my}dentist718 m
Food hygiene (5-star)38% of 68

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

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

12.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,825m
Crossrail 2 route17,929m

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)
7
Planning apps (3 years)
8
Local approval rate
71%
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)
3
Largest scheme
12 homes · LAND REAR OF, 55-75 AND AT 69, LAND REAR OF, 55-75 AND AT 69, GLEDWOOD DRIVE, UB4 0AH
Pipeline pressure
NONE

Named schemes (500m)

28, 28, Warley Road, Hayes, UB4 0QH2 homes
completed
LOCK-UP GARAGE SITE ADJACENT TO 19/20, LOCK-UP GARAGE SITE ADJACENT TO 19/20, BURNS CLOSE, HAYES, UB4 0EJ2 homes
completed
52, 52, Gledwood Avenue, Hayes, UB4 0AW2 homes
completed
59, 59, SHAKESPEARE AVENUE, HAYES, UB4 0BE2 homes
completed
Land forming part of 39A, Land forming part of 39A, GLEDWOOD AVENUE, HAYES, UB4 0AN1 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 0QL

Full postcodeUB4 0QL
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.524135
Longitude-0.411336
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