Yeading · Hillingdon · Hayes and Harlington constituency · 51.52772, -0.40269

UB4 9ER— Yeading, Hillingdon

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

The family fortress

 

Schools 100%Safety 79/100Transport 9/100Yield 5.06%

Best for: Families

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

Liveability
48
Safety
79
Schools
95
Transport
9
Environment
72
Investment
52

The bottom line

UB4 9ER offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £320,000 median — strong value for Families 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 9ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income-4.5% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for UB4 9ER

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

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“The family fortress”

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How UB4 9ER 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 · 6 min walk

KS2: 105.4

★★★

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 44 min walk

7 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 3.3km

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

+9.4%

This year

Flat

Dominant type

Price history

5-year change
+10.3%
Sales (24 months)9
New build0.0%
Avg semi-detached£340,000
Avg flat£305,000
Price per m²£6,362/m²
Price per ft²£591/ft²
Avg floor area51.3 m²

EPC breakdown

C
18%
D
23%
E
6%
F
3%
G
1%

Based on 51 properties · Confidence: high

Street mix

Semi 18%Flat 83%

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

Stamp duty

Standard buyer£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.0×

Price-to-income

£1,601/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£128,250
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
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

1997–2026 · CAGR

+6.6%

Total change

+539%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

+5.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 91 sales

Property Type Mix

Total: 91 sales

Semi-detached16.5%
Flat/maisonette83.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£93k+68.9%3
Post-dot-com plateau2001–2004£88k£152k+72.7%7
Pre-crash peak2005–2007£145k£184k+26.9%2.7
GFC & correction2008–2012£184k£176k-4.6%2.2
Help-to-Buy recovery2013–2016£170k£281k+65.4%2
Brexit uncertainty2017–2019£290k£300k+3.4%1.7
Pandemic surge2020–2021£280k£290k+3.6%2.5
Rate-rise correction2022–2023£310k£295k-4.8%2.5
Current market2024–2026£280k£350k+25%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Semi-detached

-5.5% alpha

Flat/maisonette+0.4% α
Local
5.9%
District
5.5%
Semi-detached-5.5% α
Local
-3.9%
District
1.6%

CAGR over 28yr 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 Timing4
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
South Ruislip

Nearby stations

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

8

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria79 min ↑
Waterloo ★71 min
Canary Wharf73 min ↑
City75 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 park765m
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 AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.6 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

2 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.5 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

28

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 (673 m)

No restaurants within 800m — nearest: The Grapes (1.1 km)

Nearest supermarketCo-operative Food · 1.0 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby restaurants

The Grapes1.1 km
Hot House Pizza1.1 km

Nearby pubs

The Walnut Tree673 m

Nearby health

{my}dentist1.1 km
Food hygiene (5-star)50% of 32

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

CYPT LTD
FUTURE INTERIORS LTD
GHOTRA ROOFING SPECIALISTS LTD
HIGHLIGHT INTERIOR DESIGN LTD
JASKIRAT LTD

+3 more

Investment

Investment grade, yield and market outlook

52

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score16/100
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

44.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,294m
Crossrail 2 route17,582m

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%
Price vs London-38.5%

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)
12
Planning apps (3 years)
6
Local approval rate
75%
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)
3
Largest scheme
38 homes · LAND AT, 231, LAND AT, 231, YEADING 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
LAND AT SCOUT HUT, LAND AT SCOUT HUT, SHAKESPEARE AVENUE, HAYES, UB4 9AG9 homes
completed
16, 16, Chatsworth Road, Hayes, UB4 9ES4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB4 9ER

Full postcodeUB4 9ER
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.527723
Longitude-0.402691
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