Yeading · Hillingdon · Hayes and Harlington constituency · 51.52502, -0.39548

UB4 9EE— Yeading, Hillingdon

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

The family fortress

 

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
47
Safety
80
Schools
95
Transport
9
Environment
72
Investment
36

The bottom line

UB4 9EE 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 9EE

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 9EE

🛡️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 9EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Yeading Junior School

Good · Inspected May 2023 · 5 min walk

KS2: 102.3

★★★

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 9 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

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£7,071/m²
Price per ft²£657/ft²
Avg floor area79.8 m²

EPC breakdown

B
1%
C
14%
D
13%
E
2%

Based on 30 properties · Confidence: high

Street mix

Semi 53%Terraced 41%Flat 6%

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£199,500
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
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+7.8%

Total change

+775%

Market Activity

Price Velocity & Acceleration

Current Velocity

+86.7%

per year

Acceleration

+130.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached52.9%
Terraced41.2%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£123k+92.2%1
Post-dot-com plateau2001–2003£138k£185k+33.6%1.7
Pre-crash peak2006–2007£220k£245k+11.4%1
Help-to-Buy recovery2014–2016£280k£390k+39.3%1.3
Brexit uncertainty2017–2017£538k£538k+0%1
Pandemic surge2020–2020£300k£300k+0%2
Current market2025–2025£560k£560k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
30 min walk
SouthallNational Rail
30 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
38 min walk
Northolt Underground StationCentral
40 min walk
South Ruislip Underground StationCentral
44 min walk
No bus stops within 400m

15

Walkability score

36

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park330m
Santander docks (800m)0
Nearest cycle dock11.2 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 waterLOW
Low
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: 15.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 8.1 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

6 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

41

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 · 1.1 km

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)

1.4km

Post office

Nearby shops

Londis1.1 km
Amir1.2 km
Oscar’s1.2 km

Nearby cafes

Starbucks449 m

Nearby restaurants

Burger King469 m
Tennessee Express Chicken & Ribs1.1 km

Nearby pubs

The Walnut Tree224 m

Nearby pharmacies

Touchwood Pharmacy1.1 km
Food hygiene (5-star)46% of 22

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CAREOC LTD
FAIROOZ LIMITED
J BROTHER TRADING LIMITED
M V DECORATION LTD
SPANDANA ENTERPRISES LTD

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

21.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,751m
Crossrail 2 route16,999m

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)
9
Planning apps (3 years)
4
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)
2
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
The Walnut Tree Public House, The Walnut Tree Public House, Willow Tree Lane, Hayes, UB4 9BL9 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 9EE

Full postcodeUB4 9EE
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.525017
Longitude-0.395477
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