Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.53485, -0.44920

UB10 0DE— Hillingdon East, Hillingdon

Location and area intelligence for UB10 0DE, Hillingdon East, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 9/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
46
Safety
81
Schools
95
Transport
9
Environment
42
Investment
30

The bottom line

UB10 0DE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 86 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 0DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for UB10 0DE

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB10 0DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hillingdon Primary School

Outstanding · Inspected Feb 2024 · 5 min walk

KS2: 107.0

★★

Secondary

Oak Wood School

Good · Inspected May 2022 · 4 min walk

P8: -0.25A8: 39.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 26 min walk

4 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

-16% vs borough

Crime by type

Other35%
Violence & sexual offences32%
Vehicle crime14%
Anti-social behaviour7%
Burglary6%
Drug offences3%
Robbery2%
Theft1%

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) · 377m

Crime is 3% 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£7,054/m²
Price per ft²£655/ft²
Avg floor area103.9 m²

EPC breakdown

B
1%
C
4%
D
8%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 31%Detached 69%

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£259,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (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

1997–2025 · CAGR

+5.7%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.5%

per year

Acceleration

+29.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Detached69%
Semi-detached31%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£156k£143k-8.3%1.3
Post-dot-com plateau2002–2003£265k£430k+62.3%3
Pre-crash peak2007–2007£382k£382k+0%2
GFC & correction2008–2009£355k£335k-5.6%1.5
Help-to-Buy recovery2013–2015£421k£405k-3.8%1.3
Brexit uncertainty2017–2017£618k£618k+0%2
Pandemic surge2020–2021£625k£605k-3.2%2
Rate-rise correction2022–2023£670k£610k-9%1
Current market2025–2025£735k£735k+0%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
4.3%
District
4.3%
Semi-detached+0% α
Local
4.9%
District
4.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
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

Nearby stations

Hillingdon Underground StationNational Rail
26 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
30 min walk
Ickenham Underground StationPiccadilly · Metropolitan
38 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
40 min walk
Ruislip Gardens Underground StationCentral
49 min walk
No bus stops within 400m

30

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge89 min ↑
Victoria91 min ↑
Waterloo ★86 min
Canary Wharf89 min ↑
City90 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park373m
Santander docks (800m)0
Nearest cycle dock15.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.7 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 40%
Less green space than 97% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.7 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): 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 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

14 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

9

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Turk's Head (532 m)

Nearest supermarketHillingdon Food Centre · 474 m

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)

622m

Post office

Nearby shops

Choice333 m
Corner Convenience341 m
Rahul Food and Wine540 m
Hillingdon News568 m

Nearby cafes

Starbucks365 m
Cafe Delight396 m
Costa529 m

Nearby restaurants

Beef Belly400 m
Papa'z Peri Peri and Pizza434 m
Tops Pizza438 m
Hot Express Pizza461 m

Nearby pubs

The Turk's Head532 m
The Vine Inn757 m

Nearby health

Acorn Medical Centre804 m
Oak Farm Clinic1.0 km
West London Medical Centre1.1 km
Food hygiene (5-star)57% of 60

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

A

High street health

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

36.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,608m
Crossrail 2 route20,809m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,252 nationally

1,736

Est. population

7,163/km²

58%

Employed

34%

Degree educated

£43,900

Median income

6.4%

Claimant rate

SuburbanHigh densityMixed

49

Community stability

Age profile

27%
17%
22%
17%
17%
Under 1827%
18–3417%
35–4922%
50–6417%
65+17%

Tenure

27%
33%
23%
17%
Own outright27%
Own (mortgage)33%
Private rent23%
Social rent17%
Shared ownership1%

Ethnicity

43%
29%
White British43%
White Other9%
Asian29%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household20%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent23%
Social rent17%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
8
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)
29
Largest scheme
79 homes · LAND AT POLE HILL ALLOTMENTS, LAND AT POLE HILL ALLOTMENTS, MAYFIELD CLOSE, UB10
Pipeline pressure
NONE

Named schemes (500m)

LAND AT POLE HILL ALLOTMENTS, LAND AT POLE HILL ALLOTMENTS, MAYFIELD CLOSE, UB1079 homes
completed
TOPPS TILES/BUILDERS YARD, TOPPS TILES/BUILDERS YARD, UXBRIDGE ROAD, HILLINGDON, UB10 0PN9 homes
completed
LAND AT 28 AND R/O 22, 24, 26 AND 34, LAND AT 28 AND R/O 22, 24, 26 AND 34, OAKDENE ROAD, UB10 OSF8 homes
completed
6-16, 6-16, Nelson Road, Uxbridge, UB10 0PU6 homes
completed
Victory House 8-12, Victory House 8-12, Lees Parade, Uxbridge Road, UB10 0PQ6 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.5%
Ward turnout
32%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Colleen Margaret Anne SullivanConservative
Wayne BridgesConservative
Alan ChapmanConservative

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Key facts for UB10 0DE

Full postcodeUB10 0DE
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.534848
Longitude-0.449200
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