Yeading · Hillingdon · Hayes and Harlington constituency · 51.53009, -0.39112

UB4 9NG— Yeading, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 73/100Transport 9/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
44
Safety
73
Schools
100
Transport
9
Environment
45
Investment
36

The bottom line

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

The catches: 65 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB4 9NG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB4 9NG meets your needs.

Location

UB4 9NG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.5% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for UB4 9NG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB4 9NG with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How UB4 9NG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Viking Primary School

Not yet inspected · 5 min walk

KS2: 106.4

★★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+47% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime12%
Drug offences5%
Theft4%
Robbery4%
Burglary2%

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) · 2.4km

Crime is +70% 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£5,563/m²
Price per ft²£517/ft²
Avg floor area69.5 m²

EPC breakdown

C
18%
D
13%
E
4%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 5%Terraced 32%Flat 63%

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£173,750
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, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2025 · CAGR

+3.7%

Total change

+170%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.8%

per year

Acceleration

-176.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached5.9%
Terraced35.3%
Flat/maisonette58.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£86k£66k-22.5%2.5
Post-dot-com plateau2001–2004£99k£117k+18.5%2.5
Pre-crash peak2006–2006£205k£205k+0%4
GFC & correction2008–2012£158k£212k+34.2%2
Help-to-Buy recovery2014–2016£92k£380k+313%1
Brexit uncertainty2017–2017£232k£232k+0%1
Rate-rise correction2022–2022£225k£225k+0%1
Current market2024–2025£500k£231k-53.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
8.2%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position100

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

Northolt Underground StationCentral
32 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
35 min walk
SouthallNational Rail
35 min walk
South Ruislip Underground StationCentral
38 min walk
Greenford Underground StationCentral
43 min walk
No bus stops within 400m

30

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria66 min ↑
Waterloo71 min ↑
Canary Wharf72 min ↑
City ★65 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

20

Car parks (800m)

1

EV chargers (800m)

Nearest car park429m
Santander docks (800m)0
Nearest cycle dock11.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed440 Mbps
Median download424 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 7.7 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

8 min walk

61%

Recommend GP

61%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

1

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Walnut Tree (430 m)

Nearest supermarketCo-operative Food · 612 m

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)

825m

Post office

Nearby shops

Happy Store495 m
Amir628 m
Oscar’s642 m
Budgens703 m

Nearby cafes

Starbucks673 m
Dream Cafe845 m

Nearby restaurants

Burger King650 m
Tennessee Express796 m
Hyderabadi Biryani840 m

Nearby pubs

The Walnut Tree430 m

Nearby pharmacies

Touchwood Pharmacy617 m
Alpha Chemist830 m

Nearby health

Tangmere Gardens Dental Centre673 m
Food hygiene (5-star)48% of 27

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

1 LESS STRESS LTD
ROLLING RIM LOGISTICS LIMITED

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 score14/100
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

34.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,549m
Crossrail 2 route16,993m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,898 nationally

1,825

Est. population

6,248/km²

57%

Employed

32%

Degree educated

£40,100

Median income

7.9%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

43

Community stability

Age profile

31%
21%
26%
15%
Under 1831%
18–3421%
35–4926%
50–6415%
65+8%

Tenure

17%
30%
27%
25%
Own outright17%
Own (mortgage)30%
Private rent27%
Social rent25%
Shared ownership2%

Ethnicity

22%
35%
17%
White British22%
White Other12%
Asian35%
Black17%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household28%
Unemployed7%
No qualifications23%

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
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
6
Local approval rate
100%
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)
40
Largest scheme
181 homes · SITE C, ADJ. TO HAYES BY-PASS, SITE C, ADJ. TO HAYES BY-PASS, CANBERRA DRIVE, UB5
Pipeline pressure
NONE

Named schemes (500m)

SITE C, ADJ. TO HAYES BY-PASS, SITE C, ADJ. TO HAYES BY-PASS, CANBERRA DRIVE, UB5181 homes
completed
SITE B YEADING GREEN ESTATE, SITE B YEADING GREEN ESTATE, KITTIWAKE ROAD, UB550 homes
completed
Dovehouse Court, Dovehouse Court, Kittiwake Road38 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

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

Live in UB4 9NG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB4 9NG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB4 9NG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB4 9NG

Full postcodeUB4 9NG
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.530091
Longitude-0.391118
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