Yeading · Hillingdon · Hayes and Harlington constituency · 51.52569, -0.38917

UB4 9PF— Yeading, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 9/100Low yield 3.22%

Best for: Families

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

Liveability
46
Safety
80
Schools
100
Transport
9
Environment
63
Investment
44

The bottom line

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

The catch: 72 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 9PF

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 9PF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB4 9PF 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 · 9 min walk

KS2: 106.6

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 11 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 · 23 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

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.9km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area65.2 m²

EPC breakdown

C
10%
D
7%
E
1%
G
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 33%Terraced 18%Flat 49%

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£163,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 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

1998–2023 · CAGR

+4.9%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.2%

per year

Acceleration

-131.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached33.3%
Terraced18.2%
Flat/maisonette48.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£73k£110k+50.2%3
Post-dot-com plateau2001–2004£97k£185k+90.7%1.8
Pre-crash peak2006–2006£173k£173k+0%4
GFC & correction2008–2009£310k£215k-30.6%1
Help-to-Buy recovery2013–2016£208k£270k+30.1%2
Brexit uncertainty2017–2017£380k£380k+0%1
Pandemic surge2021–2021£230k£230k+0%1
Rate-rise correction2022–2023£430k£240k-44.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
8.9%
District
8.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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

Southall Rail StationGreat Western Railway · Elizabeth line
29 min walk
SouthallNational Rail
29 min walk
Northolt Underground StationCentral
36 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
42 min walk
Greenford Underground StationCentral
44 min walk
No bus stops within 400m

22

Walkability score

76

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park163m
Santander docks (800m)0
Nearest cycle dock10.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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 waterLOW
Low
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: 15.4 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 8.2 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

2 min walk

61%

Recommend GP

61%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Walnut Tree (293 m)

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Happy Store863 m
Amir1.1 km
Oscar’s1.1 km

Nearby cafes

Starbucks170 m

Nearby restaurants

Burger King143 m

Nearby pubs

The Walnut Tree293 m

Nearby pharmacies

Touchwood Pharmacy1.1 km

Nearby health

Tangmere Gardens Dental Centre1.2 km
Food hygiene (5-star)73% of 15

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

E

High street health

Registered businesses

JUST CHAUFFEURS LTD
SHUFIX LIMITED

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

13.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,331m
Crossrail 2 route16,646m

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)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
4
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
Largest scheme
242 homes · PSA LAND, SOUTH OF, PSA LAND, SOUTH OF, WILLOW TREE LANE, UB4
Pipeline pressure
NONE

Named schemes (500m)

PSA LAND, SOUTH OF, PSA LAND, SOUTH OF, WILLOW TREE LANE, UB4242 homes
completed
BRITISH TELECOM DEPOT, BRITISH TELECOM DEPOT, WILLOW TREE LANE, UB4146 homes
completed
LAND AT PHASE 6, LAND AT PHASE 6, JOLLYS LANE, UB451 homes
completed
The Walnut Tree Public House, The Walnut Tree Public House, Willow Tree Lane, Hayes, UB4 9BL9 homes
completed
Former Garage Site, Former Garage Site, Larch Crescent, Hayes, UB4 9DY6 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 9PF

Full postcodeUB4 9PF
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.525695
Longitude-0.389168
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