Yeading · Hillingdon · Hayes and Harlington constituency · 51.53070, -0.40246

UB4 9AR— Yeading, Hillingdon

Location and area intelligence for UB4 9AR, Yeading, Hillingdon

The family fortress

 

Schools 100%Safety 79/100Transport 9/100Low yield 3.22%

Best for: Families

Compare areas

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

Liveability
48
Safety
79
Schools
95
Transport
9
Environment
70
Investment
45

The bottom line

UB4 9AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 77 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB4 9AR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB4 9AR meets your needs.

Location

UB4 9AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for UB4 9AR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB4 9AR with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How UB4 9AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Belmore Primary Academy

Good · Inspected Nov 2023 · 2 min walk

KS2: 105.4

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 3 min walk

P8: +0.62A8: 55.5

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

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.5 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+3% vs borough

Crime by type

Violence & sexual offences33%
Other22%
Anti-social behaviour18%
Vehicle crime13%
Drug offences6%
Theft4%
Burglary4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 3.0km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area68.9 m²

EPC breakdown

C
24%
D
19%
E
2%
F
1%

Based on 46 properties · Confidence: high

Street mix

Semi 30%Terraced 26%Flat 43%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,250
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 CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+5.7%

Total change

+345%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

+18.19

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached31.4%
Terraced27.5%
Flat/maisonette41.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£130k+78.1%1.8
Post-dot-com plateau2001–2004£113k£160k+42.2%3.2
Pre-crash peak2006–2006£182k£182k+0%1
GFC & correction2008–2012£238k£180k-24.4%1.8
Help-to-Buy recovery2013–2016£160k£357k+123.1%2.5
Brexit uncertainty2017–2019£345k£387k+12.2%1.7
Pandemic surge2021–2021£391k£391k+0%2
Rate-rise correction2022–2023£323k£325k+0.8%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.8% alpha

Weakest performer

Semi-detached

-1.7% alpha

Terraced+1.8% α
Local
9.6%
District
7.8%
Flat/maisonette+0.6% α
Local
6.2%
District
5.6%
Semi-detached-1.7% α
Local
13.7%
District
15.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Ruislip

Nearby stations

South Ruislip Underground StationCentral
37 min walk
South RuislipNational Rail
37 min walk
Northolt Underground StationCentral
38 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
40 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
42 min walk
No bus stops within 400m

11

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge80 min ↑
Victoria78 min ↑
Waterloo78 min ↑
Canary Wharf81 min ↑
City ★77 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 park499m
Santander docks (800m)0
Nearest cycle dock11.7 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: 16.4 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.3 km

Energy

Solar: 857 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 yield857.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

YEADING COURT SURGERY

1-2 YEADING COURT, MASEFIELD LANE, UB4 9AJ

4 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Walnut Tree (798 m)

Nearest supermarketCo-operative Food · 748 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)

1.2km

Post office

Nearby shops

Amir788 m
Oscar’s823 m

Nearby pubs

The Walnut Tree798 m

Nearby pharmacies

Touchwood Pharmacy762 m
Food hygiene (5-star)52% of 33

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ALPHA HAIR & BEAUTY (IPSWICH) LTD
CVRM LTD
HM KITCHEN & BEDROOM LTD
HOME TO GARDEN LIMITED
MADDAN TRADERS LTD

+5 more

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

12.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,335m
Crossrail 2 route17,722m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,000 nationally

2,130

Est. population

7,933/km²

58%

Employed

31%

Degree educated

£40,100

Median income

5.6%

Claimant rate

SuburbanHigh densityMixed

43

Community stability

Age profile

28%
21%
24%
17%
Under 1828%
18–3421%
35–4924%
50–6417%
65+10%

Tenure

20%
31%
30%
17%
Own outright20%
Own (mortgage)31%
Private rent30%
Social rent18%
Shared ownership2%

Ethnicity

24%
44%
13%
White British24%
White Other8%
Asian44%
Black13%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household23%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent30%
Social rent18%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
7
Local approval rate
67%
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)
6
Largest scheme
38 homes · LAND AT, 231, LAND AT, 231, YEADING LANE, UB4
Pipeline pressure
NONE

Named schemes (500m)

16, 16, Chatsworth Road, Hayes, UB4 9ES4 homes
completed
2, 2, Rayners Crescent, Northolt, UB5 6PB3 homes
completed
82, 82, Gurney Road, Northolt, UB5 6LL3 homes
completed
87, 87, Rushdene Crescent, Northolt, UB5 6NG3 homes
completed
89 Rushdene Crescent, Rushdene Crescent, Northolt, UB5 6NG2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
35.2%
Ward turnout
28%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Jas DhotLabour
Rita Judge DhotLabour

Live in UB4 9AR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB4 9AR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB4 9AR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB4 9AR

Full postcodeUB4 9AR
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.530705
Longitude-0.402457
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