Yeading · Hillingdon · Hayes and Harlington constituency · 51.52738, -0.39156

UB4 9BZ— Yeading, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 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
80
Schools
100
Transport
9
Environment
47
Investment
36

The bottom line

UB4 9BZ 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 9BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for UB4 9BZ

🛡️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 9BZ 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 · 8 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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.7 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-6% vs borough

Crime by type

Other24%
Violence & sexual offences22%
Vehicle crime18%
Anti-social behaviour18%
Drug offences7%
Burglary6%
Theft4%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.1km

Crime is +9% 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£5,236/m²
Price per ft²£486/ft²
Avg floor area95.9 m²

EPC breakdown

C
7%
D
6%
E
3%

Based on 16 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£239,750
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, no insulation (assumed)
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

1995–2025 · CAGR

+6.5%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-16.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£157k+106.6%1
Post-dot-com plateau2003–2004£235k£260k+10.6%1
Pre-crash peak2005–2007£250k£250k-0.2%1
Brexit uncertainty2018–2018£440k£440k+0%1
Pandemic surge2021–2021£507k£507k+0%2
Current market2025–2025£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Southall

Nearby stations

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

18

Walkability score

44

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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park296m
Santander docks (800m)0
Nearest cycle dock11.0 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: 15.6 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 7.9 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

WILLOW TREE SURGERY

2 JOLLYS LANE, UB4 9BG

5 min walk

61%

Recommend GP

61%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-operative Food · 892 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Happy Store753 m
Amir913 m
Oscar’s931 m
Budgens1.0 km

Nearby cafes

Starbucks395 m
Dream Cafe1.1 km

Nearby restaurants

Burger King380 m
Tennessee Express1.1 km
Hyderabadi Biryani1.1 km

Nearby pubs

The Walnut Tree154 m

Nearby pharmacies

Touchwood Pharmacy898 m
Alpha Chemist1.1 km

Nearby health

Tangmere Gardens Dental Centre969 m
Food hygiene (5-star)45% of 29

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

MS CONSTRUTCTION LIMITED

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 score13/100
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

25.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,526m
Crossrail 2 route16,881m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,143 nationally

1,923

Est. population

7,319/km²

56%

Employed

31%

Degree educated

£40,100

Median income

6.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

32%
20%
23%
17%
Under 1832%
18–3420%
35–4923%
50–6417%
65+8%

Tenure

17%
29%
27%
25%
Own outright17%
Own (mortgage)29%
Private rent27%
Social rent25%
Shared ownership1%

Ethnicity

20%
43%
15%
White British20%
White Other8%
Asian43%
Black15%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household25%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent27%
Social rent25%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
8
Planning apps (3 years)
4
Local approval rate
88%
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)
36
Largest scheme
242 homes · PSA LAND, SOUTH OF, PSA LAND, SOUTH OF, WILLOW TREE LANE, UB4
Pipeline pressure
NONE

Named schemes (500m)

BRITISH TELECOM DEPOT, BRITISH TELECOM DEPOT, WILLOW TREE LANE, UB4146 homes
completed
Maple And Poplar Day Centre, Maple And Poplar Day Centre, Maple Road, Hayes, UB4 9NQ34 homes
completed
TASMAN HOUSE, 11, TASMAN HOUSE, 11, MAPLE ROAD,, HAYES, UB4 9LS24 homes
completed
The Walnut Tree Public House, The Walnut Tree Public House, Willow Tree Lane, Hayes, UB4 9BL9 homes
completed
Former Garage Site, Former Garage Site, Larch Crescent, Hayes, UB4 9DY6 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 9BZ

Full postcodeUB4 9BZ
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.527382
Longitude-0.391559
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