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Neighbourhood · Hillingdon

Yeading West: house prices and how the area is changing

Official figures for the Yeading West neighbourhood of Hillingdon, England (ONS area Hillingdon 021). Headline figures assembled 12 October 2026. Postcodes UB4. Figures that read a point use the neighbourhood's centre, near UB4 0QJ.

A middle-income neighbourhood, showing clear signs of gentrification

Yeading West is a middle-income neighbourhood; it shows clear signs of gentrification against Hillingdon (4 of 22 signals rising, 3 falling). Houses here typically resell for £511,000 (median resale price, 2023-2025). Recorded crime is lower than across Hillingdon (0.7 times the borough's rate), schools nearby are improving in line with the council's and the nearest railway station, Hayes & Harlington, is 2.3 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.

Typical house price

£511,000

Median resale price of houses in the neighbourhood, 2023-2025; +32% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Clear signs

Weighted balance +0.15; 4 of 22 signals up, 3 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 4 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 2 to 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£67,700

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.7 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Yeading West sits in Hillingdon

  • Typical house price: 16th highest of 32 neighbourhoods in Hillingdon
  • Average household income: 10th lowest of 32 neighbourhoods in Hillingdon

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Yeading West

House prices: Yeading West against Hillingdon: This neighbourhood £63k (1995) to £460k (2026); Hillingdon £78k (1995) to £560k (2026).£127k£496k2026202120162011200620011995This neighbourhood£460kHillingdon£560k
Median resale price of houses each year here and across Hillingdon, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: Yeading West against Hillingdon: This neighbourhood £48k (1996) to £290k (2019); Hillingdon £49k (1996) to £295k (2026).£81k£275k2026202120162011200620011996This neighbourhood£290kHillingdon£295k
Median resale price of flats each year here and across Hillingdon, 1996 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

4 of 22 counted signals point towards rising affluence against Hillingdon, 3 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Resale prices
  • Recent price momentum
  • Catching up with neighbouring areas
  • Benefit claims (DWP)

Falling behind the borough

  • Recorded crime
  • Income deprivation ranking
  • Homes selling

Stations and schools nearby

Nearest station

  • Hayes & Harlington Railway station, 2.3 km from the neighbourhood's centre in a straight line. About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 52 min) and Heathrow Terminal 4 (about 13 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Grange Park School 530 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Nov 2024).
  • Nearest state secondary school Parkside Studio College 1.2 km from the neighbourhood's centre. Ofsted: Good (May 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Yeading West

What is the typical house price in Yeading West?

£511,000. Median resale price of houses in the neighbourhood, 2023-2025; +32% against 2017-2019.

How does Yeading West compare with the rest of Hillingdon?

Typical house price: 16th highest of 32 neighbourhoods in Hillingdon. Average household income: 10th lowest of 32 neighbourhoods in Hillingdon.

Is Yeading West an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Yeading West gentrifying?

Clear signs. Weighted balance +0.15; 4 of 22 signals up, 3 down, against the borough.

What is the nearest station to Yeading West?

Hayes & Harlington. Railway station, 2.3 km from the neighbourhood's centre in a straight line. About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 52 min) and Heathrow Terminal 4 (about 13 min).

Which state schools are nearest to Yeading West?

Nearest state primary school. Grange Park School. 530 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Nov 2024). Nearest state secondary school. Parkside Studio College. 1.2 km from the neighbourhood's centre. Ofsted: Good (May 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.