Yeading · Hillingdon · Hayes and Harlington constituency · 51.52835, -0.39213

UB4 9LY— Yeading, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 9/100Low yield 3.22%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
44
Safety
80
Schools
100
Transport
9
Environment
43
Investment
44

The bottom line

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

The catches: 69 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB4 9LY

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 9LY

🛡️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 9LY 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 · 4 min walk

KS2: 106.6

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 7 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 28 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

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.3km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area80.9 m²

EPC breakdown

C
27%
D
21%
E
5%

Based on 53 properties · Confidence: high

Street mix

Semi 3%Terraced 88%Flat 9%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£202,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, no 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

1995–2023 · CAGR

+7.3%

Total change

+616%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.3%

per year

Acceleration

+0.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced90.3%
Flat/maisonette6.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£65k£88k+36.8%2.8
Post-dot-com plateau2001–2004£140k£201k+43.8%1.2
Pre-crash peak2006–2006£213k£213k+0%3
GFC & correction2008–2012£237k£155k-34.8%1
Help-to-Buy recovery2013–2015£230k£310k+34.8%1
Brexit uncertainty2017–2019£363k£415k+14.5%1.7
Rate-rise correction2023–2023£462k£462k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.2%
District
8.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
33 min walk
SouthallNational Rail
33 min walk
Northolt Underground StationCentral
34 min walk
South Ruislip Underground StationCentral
40 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
43 min walk
No bus stops within 400m

19

Walkability score

38

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

19

Car parks (800m)

1

EV chargers (800m)

Nearest car park375m
Santander docks (800m)0
Nearest cycle dock11.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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: 15.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 7.8 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

6 min walk

61%

Recommend GP

61%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.1 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

67

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 · 778 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)

1.0km

Post office

Nearby shops

Happy Store687 m
Amir800 m
Oscar’s818 m
Budgens892 m

Nearby cafes

Starbucks509 m
Dream Cafe1.0 km

Nearby restaurants

Burger King494 m
Tennessee Express998 m
Hyderabadi Biryani1.0 km

Nearby pubs

The Walnut Tree224 m

Nearby pharmacies

Touchwood Pharmacy784 m
Alpha Chemist1.0 km

Nearby health

Tangmere Gardens Dental Centre859 m
Food hygiene (5-star)47% of 32

Business

Local businesses registered here

Active businesses
4
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

ADSS TRANSPORT LTD
HAYES MECHANIC LIMITED
MIINDFUL BALLERS CIC
MOV1NG LTD

Investment

Investment grade, yield and market outlook

44

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
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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

8.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,583m
Crossrail 2 route16,966m

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
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
7
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
38
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
CAR PARK REAR OFF 1-16 SYDNEY COURT, CAR PARK REAR OFF 1-16 SYDNEY COURT, PERTH AVENUE, HAYES, UB4 9UR12 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 9LY

Full postcodeUB4 9LY
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.528352
Longitude-0.392130
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