Belmore · Hillingdon · Hayes and Harlington constituency · 51.52741, -0.41780

UB4 8SG— Belmore, Hillingdon

Location and area intelligence for UB4 8SG, Belmore, Hillingdon

The family fortress

 

Schools 100%Safety 83/100Transport 9/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
40
Safety
83
Schools
90
Transport
9
Environment
70
Investment
38

The bottom line

UB4 8SG 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 8SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for UB4 8SG

🛡️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 8SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grange Park School

Not yet inspected · 1 min walk

KS2: 106.1

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 14 min walk

A8: 36.0

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.1 incidents per 1,000 residents

Better than 62% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences29%
Other21%
Anti-social behaviour17%
Vehicle crime13%
Drug offences6%
Theft6%
Burglary6%
Robbery3%

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 · 3.2km

Crime is 21% below 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£6,875/m²
Price per ft²£639/ft²
Avg floor area59.3 m²

EPC breakdown

C
1%
D
9%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£148,250
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
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+639%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

+22.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 25 sales

Property Type Mix

Total: 25 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£104k+73.9%2.2
Post-dot-com plateau2001–2004£116k£194k+66.8%1
Pre-crash peak2005–2007£175k£225k+28.6%1.3
GFC & correction2010–2012£285k£222k-22.1%1
Help-to-Buy recovery2014–2016£282k£352k+24.8%1
Brexit uncertainty2018–2018£355k£355k+0%1
Rate-rise correction2022–2022£403k£403k+0%1
Current market2024–2025£378k£440k+16.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
12.9%
District
12.5%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
34 min walk
Hayes & HarlingtonNational Rail
34 min walk
South Ruislip Underground StationCentral
44 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
45 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
46 min walk
No bus stops within 400m

17

Walkability score

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park710m
Santander docks (800m)0
Nearest cycle dock12.7 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: 17.4 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.4 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 yield857.5 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

1 min walk

84%

Recommend GP

84%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brook House (563 m)

Nearest supermarketCo-op Food · 564 m

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)

2.3km

Post office

Nearby shops

Kingshill News & Off Licence557 m
Nisa Local559 m
Day & Night565 m
Tesco Express817 m

Nearby cafes

Exln Cafe557 m

Nearby restaurants

China Chef557 m
KK Chicken & Pizza559 m

Nearby pubs

The Brook House563 m

Nearby pharmacies

Vantage Pharmacy558 m
Food hygiene (5-star)56% of 61

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

DEFIN3INK LTD
DENTAL WORX ORAL CARE LTD

Investment

Investment grade, yield and market outlook

38

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,322m
Crossrail 2 route18,494m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,868 nationally

2,053

Est. population

10,219/km²

56%

Employed

31%

Degree educated

£43,800

Median income

5.1%

Claimant rate

SuburbanHigh densityMixed

42

Community stability

Age profile

32%
20%
23%
15%
Under 1832%
18–3420%
35–4923%
50–6415%
65+11%

Tenure

24%
33%
37%
Own outright24%
Own (mortgage)33%
Private rent37%
Social rent5%
Shared ownership1%

Ethnicity

18%
52%
15%
White British18%
White Other5%
Asian53%
Black8%
Mixed2%
Other15%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine26%
No car household26%
Unemployed5%
No qualifications25%

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
14
Local approval rate
89%
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)

LAND REAR OF, 55-75 AND AT 69, LAND REAR OF, 55-75 AND AT 69, GLEDWOOD DRIVE, UB4 0AH12 homes
completed
THE GRANGE, THE GRANGE, PINE PLACE, HAYES, UB4 8RA9 homes
completed
32, 32, GLEDWOOD DRIVE, HAYES, UB4 0AQ2 homes
completed
255, 255, LANSBURY DRIVE, HAYES, UB4 8RU2 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

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 8SG

Full postcodeUB4 8SG
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardBelmore
Latitude51.527406
Longitude-0.417795
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