Yeading · Hillingdon · Hayes and Harlington constituency · 51.52233, -0.38625

UB4 9YD— Yeading, Hillingdon

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

The family fortress

 

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

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
74
Schools
100
Transport
9
Environment
71
Investment
37

The bottom line

UB4 9YD 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 catch: 72 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 9YD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment 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 9YD

🛡️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 9YD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Tudor Primary School

Not yet inspected · 11 min walk

KS2: 108.1

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 16 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 · 18 min walk

5 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)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.5km

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£5,709/m²
Price per ft²£530/ft²
Avg floor area80 m²

EPC breakdown

C
16%
D
28%
E
6%

Based on 50 properties · Confidence: high

Street mix

Semi 29%Terraced 69%Detached 2%

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£200,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+4.4%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.1%

per year

Acceleration

+6.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 90 sales

Property Type Mix

Total: 90 sales

Detached2.2%
Semi-detached28.9%
Terraced68.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£151k£138k-8.6%17.5
Post-dot-com plateau2001–2004£153k£236k+54.2%4
Pre-crash peak2005–2007£225k£237k+5.3%4
GFC & correction2008–2012£283k£261k-7.9%1.2
Help-to-Buy recovery2013–2014£250k£290k+16%4
Brexit uncertainty2017–2018£413k£390k-5.5%2
Pandemic surge2020–2021£382k£400k+4.7%2
Rate-rise correction2022–2022£410k£410k+0%2
Current market2024–2026£433k£510k+17.9%1.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-2.6% alpha

Weakest performer

Semi-detached

-2.7% alpha

Terraced-2.6% α
Local
4.6%
District
7.2%
Semi-detached-2.7% α
Local
4.1%
District
6.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
22.8 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
24 min walk
SouthallNational Rail
24 min walk
Northolt Underground StationCentral
39 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
40 min walk
Hanwell Rail StationElizabeth line
44 min walk
No bus stops within 400m

18

Walkability score

47

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 park224m
Santander docks (800m)0
Nearest cycle dock10.5 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: 15.2 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 8.6 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

WILLOW TREE SURGERY

2 JOLLYS LANE, UB4 9BG

4 min walk

61%

Recommend GP

61%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Walnut Tree (666 m)

Nearest supermarketDarbari Fancy Textiles · 1.3 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)

839m

Post office

Nearby shops

Costcutter945 m
Happy Store1.2 km

Nearby cafes

Starbucks287 m

Nearby restaurants

Burger King293 m
Moonrise1.1 km
Abi Fast Food1.1 km
McDonald's1.1 km

Nearby pubs

The Walnut Tree666 m
Hambrough Tavern1.1 km
Food hygiene (5-star)79% of 14

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

BISO'S PLUMBING AND HEATING LTD
HUSSLA LIMITED
JASSI BUILDERS LTD
NJOVANA DIAMOND DEVELOPMENTS LIMITED
SSK INTERIORS LIMITED

+5 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 score16/100
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

47.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,073m
Crossrail 2 route16,293m

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
Planning apps (12 months)
7
Planning apps (3 years)
2
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)
0
Largest scheme
242 homes · PSA LAND, SOUTH OF, PSA LAND, SOUTH OF, WILLOW TREE LANE, UB4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT PHASE 6, LAND AT PHASE 6, JOLLYS LANE, UB451 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 9YD

Full postcodeUB4 9YD
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardYeading
Latitude51.522327
Longitude-0.386245
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