Yeading · Hillingdon · 51.52128, -0.38112

UB4 9FE— Yeading, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 74/100Transport 9/100Low yield 3.22%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
74
Schools
60
Transport
9
Environment
59
Investment
26

The bottom line

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

The catches: 72 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB4 9FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for UB4 9FE

🛡️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 9FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Durdans Park Primary School

Not yet inspected · 5 min walk

KS2: 108.3

—

Secondary

Villiers High School

Not yet inspected · 18 min walk

P8: +0.55A8: 47.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.3 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 3700.0%

-11% vs borough

Crime by type

Other42%
Violence & sexual offences18%
Vehicle crime16%
Anti-social behaviour14%
Robbery4%
Burglary4%
Drug offences1%
Theft1%

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) · 1.2km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area63 m²

EPC breakdown

B
1%
C
4%

Based on 5 properties · Confidence: low

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£157,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsTimber frame, with additional insulation
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall Rail StationGreat Western Railway line
20.6 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
21 min walk
SouthallNational Rail
21 min walk
Northolt Underground StationCentral
39 min walk
Hanwell Rail StationElizabeth line
39 min walk
Greenford Underground StationCentral
42 min walk
No bus stops within 400m

12

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria77 min ↑
Waterloo ★72 min
Canary Wharf75 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park457m
Santander docks (800m)0
Nearest cycle dock10.2 km

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: 14.9 km away✗ Not Green Belt✗ Not AONB

Nearest SSSI: Syon Park SSSI — 7.1 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.

Health

GP, dental and hospital access

THE SOUTHALL MEDICAL CTR.

SOUTHALL MEDICAL CENTRE, 223 LADY MARGARET ROAD, UB1 2PT

6 min walk

60%

Recommend GP

60%

Overall GP experience

12

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

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

Nearest supermarketDarbari Fancy Textiles · 1.1 km
2 tennis courts

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)

473m

Post office

Nearby shops

Costcutter906 m

Nearby cafes

Starbucks644 m

Nearby restaurants

Burger King637 m
McDonald's994 m
Lahori Masala1.0 km
Mehman Khana1.0 km

Nearby pharmacies

Queens Pharmacy1.1 km

Nearby health

St George's Medical Centre460 m
The Broadway Health Centre1.1 km
Food hygiene (5-star)59% of 34

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

14 STATIONS MEDIA LTD
OMNIVO LIMITED
VENDLY LIMITED

Investment

Investment grade, yield and market outlook

26

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

24.8

Price growth score

E
Medium

Development pressure

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,705m
Crossrail 2 route15,924m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,003 nationally

1,694

Est. population

£45,900

Median income

4.6%

Claimant rate

Suburban

Age profile

25%
20%
22%
20%
Under 1825%
18–3420%
35–4922%
50–6420%
65+13%

Tenure

29%
35%
31%
Own outright29%
Own (mortgage)35%
Private rent31%
Social rent5%
Shared ownership0%

Ethnicity

14%
52%
White British14%
White Other9%
Asian52%
Black8%
Mixed5%
Other11%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
35.2%
Ward turnout
28%
Election year
2022

Councillors

Jas DhotLabour
Rita Judge DhotLabour

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Key facts for UB4 9FE

Full postcodeUB4 9FE
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.521276
Longitude-0.381122
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
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