Yeading · Hillingdon · Hayes and Harlington constituency · 51.52705, -0.39695

UB4 9BD— Yeading, Hillingdon

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

The family fortress

 

Schools 100%Safety 79/100Transport 9/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
45
Safety
79
Schools
100
Transport
9
Environment
72
Investment
36

The bottom line

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

The catch: 69 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 9BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for UB4 9BD

🛡️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 9BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Brookside Primary School

Not yet inspected · 5 min walk

KS2: 106.6

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 5 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

Grove House Nursery School & Children's Centre

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.9 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+2% vs borough

Crime by type

Violence & sexual offences26%
Other25%
Anti-social behaviour21%
Vehicle crime12%
Theft5%
Burglary4%
Drug offences4%
Robbery3%

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) · 2.3km

Crime is +18% above 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£5,577/m²
Price per ft²£518/ft²
Avg floor area55 m²

EPC breakdown

C
11%
D
13%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Semi 7%Terraced 2%Flat 91%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£137,500
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
WallsSolid brick, as built, no insulation (assumed)
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

1997–2025 · CAGR

+6.3%

Total change

+446%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.4%

per year

Acceleration

+20.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached7.5%
Terraced1.9%
Flat/maisonette90.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£76k+39.8%4.5
Post-dot-com plateau2001–2004£90k£155k+73.2%3.2
Pre-crash peak2005–2007£155k£155k+0%2.7
GFC & correction2008–2012£184k£130k-29.3%1.3
Help-to-Buy recovery2014–2016£200k£222k+10.8%1.3
Brexit uncertainty2017–2019£187k£255k+36.7%1.5
Pandemic surge2021–2021£236k£236k+0%1
Rate-rise correction2022–2022£241k£241k+0%1
Current market2025–2025£295k£295k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
6.4%
District
8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
33 min walk
SouthallNational Rail
33 min walk
Northolt Underground StationCentral
38 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
39 min walk
South Ruislip Underground StationCentral
41 min walk
No bus stops within 400m

10

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria79 min ↑
Waterloo ★69 min
Canary Wharf72 min ↑
City73 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 park530m
Santander docks (800m)0
Nearest cycle dock11.3 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: 16.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.8 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

3 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

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 (268 m)

No restaurants within 800m — nearest: Burger King (637 m)

Nearest supermarketCo-operative Food · 922 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)

1.3km

Post office

Nearby shops

Amir956 m
Oscar’s983 m
Budgens1.1 km

Nearby cafes

Starbucks629 m

Nearby restaurants

Burger King637 m

Nearby pubs

The Walnut Tree268 m

Nearby pharmacies

Touchwood Pharmacy933 m

Nearby health

Tangmere Gardens Dental Centre1.0 km
Food hygiene (5-star)44% of 32

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

24/7 TRUCKS LTD
AMGK SERVICES LIMITED
ANOOP PATEL DESIGN LTD
GOLDEN ORDER LIMITED
GORAYA CONSTRUCTION LTD

+7 more

Investment

Investment grade, yield and market outlook

36

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

26.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,888m
Crossrail 2 route17,195m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,931 nationally

2,120

Est. population

16,742/km²

54%

Employed

26%

Degree educated

£40,100

Median income

9.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

34%
21%
24%
13%
Under 1834%
18–3421%
35–4924%
50–6413%
65+8%

Tenure

14%
20%
35%
31%
Own outright14%
Own (mortgage)20%
Private rent35%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

14%
44%
21%
White British14%
White Other8%
Asian44%
Black21%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine27%
No car household30%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent35%
Social rent31%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
78%
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)
7
Largest scheme
242 homes · PSA LAND, SOUTH OF, PSA LAND, SOUTH OF, WILLOW TREE LANE, UB4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 231, LAND AT, 231, YEADING LANE, UB438 homes
completed
CHAMBERLAINS YARD, CHAMBERLAINS YARD, YEADING LANE, UB424 homes
completed
FORMER TEXACO SERVICE STATION, FORMER TEXACO SERVICE STATION, YEADING LANE, HAYES, UB4 9AU14 homes
completed
REAR OF, 2-14, REAR OF, 2-14, MIMOSA ROAD, UB413 homes
completed
CAR PARK REAR OFF 1-16 SYDNEY COURT, CAR PARK REAR OFF 1-16 SYDNEY COURT, PERTH AVENUE, HAYES, UB4 9UR12 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

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Key facts for UB4 9BD

Full postcodeUB4 9BD
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.527051
Longitude-0.396948
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