Yeading · Hillingdon · Hayes and Harlington constituency · 51.52198, -0.38215

UB4 9TB— Yeading, Hillingdon

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

The family fortress

 

Schools 100%Safety 74/100Transport 9/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
44
Safety
74
Schools
90
Transport
9
Environment
72
Investment
37

The bottom line

UB4 9TB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 9TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment 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 9TB

🛡️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 9TB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Durdans Park Primary School

Not yet inspected · 6 min walk

KS2: 108.3

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 17 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 16 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)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.3km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£3,007/m²
Price per ft²£279/ft²
Avg floor area69.8 m²

EPC breakdown

B
1%
C
33%
D
21%
E
6%

Based on 61 properties · Confidence: high

Street mix

Semi 10%Terraced 29%Detached 1%Flat 60%Other 1%

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£174,500
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)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+5.2%

Total change

+332%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

-105.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 142 sales

Property Type Mix

Total: 142 sales

Detached0.7%
Semi-detached9.2%
Terraced28.9%
Flat/maisonette61.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£85k-0.3%8.2
Post-dot-com plateau2001–2004£95k£143k+50.6%6.8
Pre-crash peak2005–2007£210k£171k-18.5%5.7
GFC & correction2008–2012£160k£164k+2.5%3.2
Help-to-Buy recovery2013–2016£285k£208k-27.1%5
Brexit uncertainty2017–2019£353k£212k-39.9%3.3
Pandemic surge2020–2021£475k£280k-41%2.5
Rate-rise correction2023–2023£196k£196k+0%2
Current market2024–2025£391k£367k-6.1%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+16.5% alpha

Weakest performer

Terraced

-1.9% alpha

Semi-detached+16.5% α
Local
33.5%
District
17%
Flat/maisonette-0.9% α
Local
4.9%
District
5.8%
Terraced-1.9% α
Local
5.5%
District
7.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing15
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 Rail StationGreat Western Railway line
21.6 min walk
Southall

Nearby stations

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

9

Walkability score

28

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 park360m
Santander docks (800m)0
Nearest cycle dock10.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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: 14.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 7.2 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

6 min walk

61%

Recommend GP

61%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketDarbari Fancy Textiles · 1.2 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)

577m

Post office

Nearby shops

Costcutter849 m

Nearby cafes

Starbucks544 m

Nearby restaurants

Burger King535 m
McDonald's1.1 km
Lahori Masala1.1 km
Mehman Khana1.1 km

Nearby health

St George's Medical Centre532 m
Food hygiene (5-star)75% of 24

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AJINX STUDIOS LIMITED
BOSME LTD
F&M WATERSIDE LTD
HIGHLIGHTS ASSET MANAGEMENT LTD
HIGHLIGHTS PROPERTY LTD

+9 more

Investment

Investment grade, yield and market outlook

37

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
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

44

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,786m
Crossrail 2 route16,023m

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

5,720/km²

60%

Employed

36%

Degree educated

£45,900

Median income

4.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

47

Community stability

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%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household17%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent31%
Social rent5%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
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

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
47
Largest scheme
230 homes · WIMPEY DEPOT SITE, WIMPEY DEPOT SITE, LANCASTER ROAD, DANE ROAD (119-121), UB1
Pipeline pressure
NONE

Named schemes (500m)

BOVIS SITE AREA S. OF, BOVIS SITE AREA S. OF, GLENCOE ROAD, UB3172 homes
completed
LAND AT BOVIS SITE S4 PHASE 4, LAND AT BOVIS SITE S4 PHASE 4, TELFORD WAY, UB452 homes
completed
BOVIS SITE AREA S4 OFF, BOVIS SITE AREA S4 OFF, GLENCOE ROAD, UB348 homes
completed
BOVIS SITE S4 PHASE 5, BOVIS SITE S4 PHASE 5, TELFORD WAY, UB417 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 9TB

Full postcodeUB4 9TB
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.521983
Longitude-0.382149
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