Belmore · Hillingdon · Hayes and Harlington constituency · 51.52200, -0.41624

UB4 0SW— Belmore, Hillingdon

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

Strong, well-rated schools nearby

 

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
90
Transport
9
Environment
46
Investment
47

The bottom line

UB4 0SW offers exceptional schools (100% Good/Outstanding) and low crime — 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 0SW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for UB4 0SW

🛡️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 0SW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dr Triplett's CofE Primary School

Not yet inspected · 6 min walk

KS2: 106.7

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 12 min walk

A8: 36.0

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

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 19 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

48.5 incidents per 1,000 residents

Better than 64% of London
→ Stable

-36% vs borough

Crime by type

Other24%
Anti-social behaviour23%
Violence & sexual offences19%
Vehicle crime13%
Drug offences9%
Burglary6%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 3.3km

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area56 m²

EPC breakdown

C
14%
D
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 7%Flat 94%

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£140,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
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

1998–2023 · CAGR

+6.2%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

+0.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£58k£50k-13.8%1
Post-dot-com plateau2001–2004£85k£136k+59.4%3.3
Pre-crash peak2005–2007£140k£171k+22.2%1.7
GFC & correction2008–2011£135k£115k-14.8%1.7
Help-to-Buy recovery2013–2016£97k£280k+188.7%1
Brexit uncertainty2019–2019£300k£300k+0%1
Rate-rise correction2022–2023£280k£263k-6.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.7% alpha

Flat/maisonette-3.7% α
Local
6.8%
District
10.5%

CAGR over 7yr 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 Velocity100
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
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
40 min walk
South Ruislip Underground StationCentral
51 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
51 min walk
No bus stops within 400m

8

Walkability score

17

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park392m
Santander docks (800m)0
Nearest cycle dock12.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

22%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed187 Mbps
Median download203 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: 17.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 6.2 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

THE PINE MEDICAL CENTRE

FREDORA AVENUE, UB4 8RB

8 min walk

84%

Recommend GP

84%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Brook House (1.2 km)

No restaurants within 800m — nearest: Hot House Pizza (780 m)

Nearest supermarketCo-op Food · 1.2 km

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)

1.7km

Post office

Nearby shops

Tesco Express219 m
Kingshill News & Off Licence1.2 km

Nearby cafes

Exln Cafe1.2 km

Nearby restaurants

Hot House Pizza780 m
The Grapes834 m
McDonald's852 m
China Chef1.2 km

Nearby pubs

The Brook House1.2 km

Nearby gyms

More Energy732 m

Nearby pharmacies

Vantage Pharmacy1.2 km

Nearby health

{my}dentist775 m
Food hygiene (5-star)38% of 89

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ABBEYFIELD UXBRIDGE SOCIETY LIMITED(THE)

Investment

Investment grade, yield and market outlook

47

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 score14/100
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

17.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,130m
Crossrail 2 route18,120m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,114 nationally

1,855

Est. population

15,315/km²

57%

Employed

32%

Degree educated

£43,800

Median income

4.0%

Claimant rate

SuburbanVery high densityMixed

42

Community stability

Age profile

26%
22%
24%
17%
Under 1826%
18–3422%
35–4924%
50–6417%
65+11%

Tenure

31%
27%
37%
Own outright31%
Own (mortgage)27%
Private rent37%
Social rent5%
Shared ownership0%

Ethnicity

68%
White British8%
White Other6%
Asian68%
Black7%
Mixed2%
Other9%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine29%
No car household16%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
18
Local approval rate
91%
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)
8
Largest scheme
45 homes · 505-509, 505-509, UXBRIDGE ROAD, 89-91 GRANGE ROAD, UB4 8HH
Pipeline pressure
NONE

Named schemes (500m)

POINT WEST, 1040, POINT WEST, 1040, UXBRIDGE ROAD, UB4 0RJ18 homes
completed
LAND REAR OF, 55-75 AND AT 69, LAND REAR OF, 55-75 AND AT 69, GLEDWOOD DRIVE, UB4 0AH12 homes
completed
LAND AT REAR OF, 946-974, LAND AT REAR OF, 946-974, UXBRIDGE ROAD, GLEDWOOD DRIVE (5), UB412 homes
completed
Legion House, Legion House, Uxbridge Road, Hayes, UB4 0RP11 homes
completed
Legion House, 854-864, Legion House, 854-864, Uxbridge Road, UB411 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 0SW

Full postcodeUB4 0SW
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.521999
Longitude-0.416239
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
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Mail
Food Standards
Agency
Ofcom
Met
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