Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54259, -0.46255

UB10 0BE— Hillingdon West, Hillingdon

Location and area intelligence for UB10 0BE, Hillingdon West, Hillingdon

London's quiet achiever

 

Safety 78/100Transport 17/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
78
Schools
—
Transport
17
Environment
62
Investment
26

The bottom line

UB10 0BE offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 74 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 0BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for UB10 0BE

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How UB10 0BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

John Locke Academy

Not yet inspected · 7 min walk

KS2: 106.7

—

Secondary

Bishopshalt School

Not yet inspected · 14 min walk

P8: +1.06A8: 59.2

Childcare

★★

Childcare

McMillan Nursery School

Good · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.8 incidents per 1,000 residents

Better than 64% of London
↑ Rising 175.0%

from a low base — still below London average

-37% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences21%
Other20%
Vehicle crime18%
Burglary6%
Theft2%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.4km

Crime is 26% below 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.

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,659/m²
Price per ft²£526/ft²
Avg floor area173.8 m²

EPC breakdown

B
2%
C
2%
D
8%
E
2%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Detached 97%Other 3%

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 yield860 kWh/kWp/yr
Rebuild cost estimate£434,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+4.3%

Total change

+253%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.1%

per year

Acceleration

+8.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 31 sales

Property Type Mix

Total: 31 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£256k£210k-18%1.2
Post-dot-com plateau2001–2004£470k£380k-19.1%2.3
Pre-crash peak2005–2007£587k£200k-65.9%1.7
GFC & correction2011–2011£685k£685k+0%1
Help-to-Buy recovery2013–2016£799k£500k-37.4%1.3
Brexit uncertainty2018–2019£882k£830k-5.9%1.5
Pandemic surge2021–2021£1.04m£1.04m+0%1
Rate-rise correction2022–2023£888k£860k-3.1%1.5
Current market2025–2025£904k£904k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
4.6%
District
4.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Uxbridge Underground StationPiccadilly line
13.4 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
14 min walk
Hillingdon Underground StationNational Rail
19 min walk
Ickenham Underground StationPiccadilly · Metropolitan
32 min walk
West Ruislip Underground StationCentral
43 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
46 min walk
No bus stops within 400m

15

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★74 min
Victoria76 min ↑
Waterloo76 min ↑
Canary Wharf84 min ↑
City80 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)34
Nearest car park211m
Santander docks (800m)0
Nearest cycle dock16.0 km

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: 20.7 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.5 km

Energy

Solar: 860 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield859.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

13 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Vine Inn (795 m)

No restaurants within 800m — nearest: New Moon House (808 m)

Nearest supermarketSainsbury's · 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)

1

Cinemas (2km)

1.3km

Post office

Nearby cafes

Daisy's in the Park241 m

Nearby restaurants

New Moon House808 m
Churchill's Fish and Chips857 m
The Prince of Wales1.0 km

Nearby pubs

The Vine Inn795 m
The Gardeners Arms842 m
The Red Lion861 m

Nearby gyms

Uxbridge Lido1.0 km
Food hygiene (5-star)71% of 7

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

48

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,679m
Crossrail 2 route22,028m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,165 nationally

1,380

Est. population

3,854/km²

79%

Employed

66%

Degree educated

£34,200

Median income

2.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

28%
28%
32%
Under 1828%
18–3428%
35–4932%
50–649%
65+4%

Tenure

65%
20%
Own outright8%
Own (mortgage)65%
Private rent20%
Social rent4%
Shared ownership2%

Ethnicity

30%
14%
40%
White British30%
White Other14%
Asian40%
Black4%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household13%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent20%
Social rent4%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
62%
Borough approval rate
84%
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)
7
Largest scheme
101 homes · THE DICE SITE, ST ANDREWS PARK, Former Raf Uxbridge Town Centre Extension (East/Dice), Hillingdon Road, Uxbridge, UB10 0FD
Pipeline pressure
NONE

Named schemes (500m)

61 - 96, 61 - 96, KEITH PARK ROAD, 1-24 TEDDER CLOSE, 97-108 PORTAL CLOSE, UXBRIDGE, UB10 0PQ24 homes
completed
Former RAF Uxbridge Phase 1, Former RAF Uxbridge Phase 1, Hillingdon Road, Uxbridge, UB10 0TR24 homes
completed
134 & 136A, 134 & 136A, VINE LANE, HILLINGDON, UB10 0BQ11 homes
completed
LAND AT SOUTH END OF, LAND AT SOUTH END OF, SAUNDERS ROAD, HILLINGDON, UB10 0RL6 homes
completed
Former RAF Uxbridge Phase 1, Former RAF Uxbridge Phase 1, Hillingdon Road, Uxbridge, UB10 0PA4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
28.6%
Ward turnout
32%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Adam BennettConservative
Reeta ChamdalConservative

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Key facts for UB10 0BE

Full postcodeUB10 0BE
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.542586
Longitude-0.462550
Parliamentary constituencyUxbridge and South Ruislip
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