Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54125, -0.45573

UB10 0BS— Hillingdon West, Hillingdon

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

The family fortress

 

Schools 100%Safety 78/100Transport 13/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
78
Schools
60
Transport
13
Environment
57
Investment
47

The bottom line

UB10 0BS offers exceptional schools (100% Good/Outstanding) and 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 0BS

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+4.5% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for UB10 0BS

🛡️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 UB10 0BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Bernadette Catholic Primary School

Not yet inspected · 4 min walk

—

Secondary

Bishopshalt School

Not yet inspected · 13 min walk

P8: +1.06A8: 59.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 37 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
↑ Rising 393.3%

from a low base — still below London average

-34% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Vehicle crime20%
Anti-social behaviour14%
Burglary7%
Drug offences5%
Theft0%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

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) · 1.1km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area128.7 m²

EPC breakdown

C
1%
D
5%
E
7%

Based on 13 properties · Confidence: medium

Street mix

Detached 100%

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 yield860 kWh/kWp/yr
Rebuild cost estimate£321,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+8.6%

Total change

+619%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.4%

per year

Acceleration

+69.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 23 sales

Property Type Mix

Total: 23 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£160k£245k+53.1%1.3
Post-dot-com plateau2001–2004£273k£390k+43.1%1.8
GFC & correction2009–2011£420k£415k-1.2%1
Help-to-Buy recovery2013–2015£570k£672k+17.9%1
Brexit uncertainty2017–2018£750k£703k-6.3%2.5
Pandemic surge2020–2021£687k£1.15m+67.4%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
6.3%
District
6.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
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
Hillingdon Underground StationMetropolitan line
17.1 min walk

Nearby stations

Hillingdon Underground StationNational Rail
18 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
21 min walk
Ickenham Underground StationPiccadilly · Metropolitan
31 min walk
West Ruislip Underground StationCentral
42 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
46 min walk
No bus stops within 400m

6

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★74 min
Victoria77 min ↑
Waterloo77 min ↑
Canary Wharf84 min ↑
City82 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)29
Nearest car park461m
Santander docks (800m)0
Nearest cycle dock15.5 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.2 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 67%
More green space than 95% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.8 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

WEST LONDON MEDICAL CENTRE

20 PIELD HEATH ROAD, UB8 3NG

22 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Vine Inn (694 m)

Nearest supermarketHillingdon Food Centre · 1.3 km
1 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)

1.2km

Post office

Nearby shops

Choice1.1 km
Corner Convenience1.1 km

Nearby cafes

Daisy's in the Park632 m
Starbucks973 m

Nearby restaurants

New Moon House772 m
The Prince of Wales788 m

Nearby pubs

The Vine Inn694 m
The Red Lion802 m
The Turk's Head1.0 km

Nearby health

Acorn Medical Centre357 m
Oak Farm Clinic537 m
Food hygiene (5-star)73% of 15

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

47

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
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

41.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,186m
Crossrail 2 route21,540m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,792 nationally

1,492

Est. population

3,544/km²

61%

Employed

38%

Degree educated

£43,900

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

22%
15%
22%
21%
20%
Under 1822%
18–3415%
35–4922%
50–6421%
65+20%

Tenure

45%
43%
Own outright45%
Own (mortgage)43%
Private rent11%
Social rent1%

Ethnicity

45%
32%
White British45%
White Other9%
Asian32%
Black2%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household9%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent11%
Social rent1%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
75%
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)
3
Largest scheme
24 homes · REAR, 55-77, REAR, 55-77, SWEETCROFT LANE, BLOSSOM WAY (28-36), UB10
Pipeline pressure
NONE

Named schemes (500m)

9, 9, THE CLOSE, HILLINGDON, UB10 0BP1 homes
completed
179B, 179B, LONG LANE, HILLINGDON, UB10 9JW1 homes
completed
1, 1, THE CLOSE, HILLINGDON, UB10 0BP1 homes
completed
127, 127, LONG LANE, UXBRIDGE, UB10 0AT1 homes
completed
Land and garage forming part of 3, Land and garage forming part of 3, HARVEY ROAD, HILLINGDON, UB10 0HR1 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 0BS

Full postcodeUB10 0BS
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.541247
Longitude-0.455731
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