Yeading · Hillingdon · Hayes and Harlington constituency · 51.52723, -0.40357

UB4 9HP— Yeading, Hillingdon

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

The family fortress

 

Schools 100%Safety 78/100Transport 9/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
44
Safety
78
Schools
95
Transport
9
Environment
72
Investment
33

The bottom line

UB4 9HP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 9HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for UB4 9HP

🛡️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 9HP 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 · 7 min walk

KS2: 105.4

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 6 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 · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.1 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour22%
Drug offences20%
Other18%
Vehicle crime9%
Burglary4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 3.4km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,095/m²
Price per ft²£566/ft²
Avg floor area89.2 m²

EPC breakdown

C
10%
D
11%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 75%Terraced 25%

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£223,000
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, 200 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

1995–2025 · CAGR

+7.2%

Total change

+703%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

+2.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached73.9%
Terraced26.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£69k£97k+41.6%1
Post-dot-com plateau2001–2004£125k£215k+72%2
Pre-crash peak2006–2007£233k£231k-0.9%1.5
GFC & correction2009–2010£220k£232k+5.5%1
Help-to-Buy recovery2015–2015£343k£343k+0%3
Brexit uncertainty2018–2019£445k£470k+5.6%1.5
Pandemic surge2020–2021£415k£450k+8.4%1
Rate-rise correction2022–2022£536k£536k+0%1
Current market2024–2025£535k£550k+2.8%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
4.2%
District
4.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
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
Hayes & Harlington

Nearby stations

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

7

Walkability score

9

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock11.8 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: 31%
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

3 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 · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

20

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 (725 m)

No restaurants within 800m — nearest: The Grapes (1.0 km)

Nearest supermarketCo-operative Food · 1.1 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)

1.5km

Post office

Nearby cafes

Costa1.2 km

Nearby restaurants

The Grapes1.0 km
Hot House Pizza1.0 km
McDonald's1.1 km

Nearby pubs

The Walnut Tree725 m

Nearby health

{my}dentist1.0 km
Food hygiene (5-star)48% of 31

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
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

ADVANCED DOUBLE GLAZING COMPANY UK LTD
AFRICAN MAMA DANCE LIMITED
AJAY TEXTILE MILLS LTD
ALI & ALI LAW CLINIC LTD
CGR NEEV LTD

+5 more

Investment

Investment grade, yield and market outlook

33

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

23.9

Price growth score

E
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,345m
Crossrail 2 route17,611m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,896 nationally

1,760

Est. population

3,425/km²

53%

Employed

26%

Degree educated

£40,100

Median income

7.2%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

43

Community stability

Age profile

33%
21%
22%
17%
Under 1833%
18–3421%
35–4922%
50–6417%
65+8%

Tenure

21%
17%
48%
Own outright12%
Own (mortgage)21%
Private rent17%
Social rent48%
Shared ownership2%
Rent free1%

Ethnicity

32%
31%
18%
White British32%
White Other9%
Asian31%
Black18%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household29%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent48%
Private rent17%

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)
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)
4
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
LAND AT BTWN (169) & INDUSTRY P.H., LAND AT BTWN (169) & INDUSTRY P.H., YEADING LANE, UB424 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

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Key facts for UB4 9HP

Full postcodeUB4 9HP
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.527231
Longitude-0.403573
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