Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.53204, -0.44830

UB10 0DF— Hillingdon East, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 9/100Low yield 3.04%

Best for: Families

Compare areas

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

Liveability
44
Safety
81
Schools
95
Transport
9
Environment
43
Investment
37

The bottom line

UB10 0DF offers exceptional schools (100% Good/Outstanding) and low crime at £532,500 median — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB10 0DF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB10 0DF meets your needs.

Location

UB10 0DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+2.4% vs London avg
vs London income-4.3% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for UB10 0DF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB10 0DF with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How UB10 0DF 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 · 2 min walk

KS2: 107.0

★★

Secondary

Oak Wood School

Good · Inspected May 2022 · 8 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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.7 incidents per 1,000 residents

Better than 54% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences32%
Other22%
Anti-social behaviour19%
Vehicle crime13%
Drug offences7%
Burglary4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 263m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£532,500

Median sale price

Above London median by 2%

£532,500 is 2% above the London median (£520,000)

-7.8%

This year

Terraced

Dominant type

Price history

5-year change
+13.9%
Sales (24 months)5
New build0.0%
Avg terraced£532,500
Price per m²£5,288/m²
Price per ft²£491/ft²
Avg floor area101.9 m²

EPC breakdown

C
13%
D
22%
E
6%

Based on 41 properties · Confidence: high

Street mix

Semi 11%Terraced 85%Detached 5%

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

Stamp duty

Standard buyer£14,125
First-time buyerFTB
£5,375
Additional propertyBTL/2nd
£30,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.2×

Price-to-income

£2,664/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Rebuild cost estimate£254,750
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, 150 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

1995–2025 · CAGR

+5.7%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.0%

per year

Acceleration

-42.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 65 sales

Property Type Mix

Total: 65 sales

Detached4.6%
Semi-detached10.8%
Terraced84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£150k+92.2%2.5
Post-dot-com plateau2001–2004£156k£240k+54.3%5.2
Pre-crash peak2005–2007£247k£320k+29.3%1.3
GFC & correction2008–2011£250k£303k+21.2%2
Help-to-Buy recovery2014–2016£340k£401k+17.8%2
Brexit uncertainty2017–2017£425k£425k+0%3
Pandemic surge2021–2021£468k£468k+0%4
Rate-rise correction2022–2022£450k£450k+0%1
Current market2024–2025£539k£415k-23%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
17%
District
17%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
30 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
33 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
37 min walk
Ickenham Underground StationPiccadilly · Metropolitan
42 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
47 min walk
No bus stops within 400m

45

Walkability score

29

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 park362m
Santander docks (800m)0
Nearest cycle dock14.9 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: 19.6 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 19%
Less green space than 86% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.0 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

10 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Turk's Head (497 m)

Nearest supermarketHillingdon Food Centre · 169 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)

315m

Post office

Nearby shops

Corner Convenience137 m
Choice150 m
Rahul Food and Wine222 m
Hillingdon News250 m

Nearby cafes

Cafe Delight106 m
Costa212 m
Starbucks340 m

Nearby restaurants

Beef Belly106 m
Papa'z Peri Peri and Pizza122 m
Tops Pizza125 m
Hot Express Pizza144 m

Nearby pubs

The Turk's Head497 m

Nearby health

West London Medical Centre783 m
Acorn Medical Centre1.1 km
Food hygiene (5-star)53% of 61

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

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
3.0% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score19/100
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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,494m
Crossrail 2 route20,609m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,864 nationally

1,608

Est. population

10,649/km²

60%

Employed

31%

Degree educated

£40,200

Median income

6.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

27%
24%
22%
18%
Under 1827%
18–3424%
35–4922%
50–6418%
65+9%

Tenure

18%
24%
26%
31%
Own outright18%
Own (mortgage)24%
Private rent26%
Social rent31%
Shared ownership0%

Ethnicity

37%
32%
White British37%
White Other9%
Asian32%
Black11%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household21%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent31%
Private rent26%

vs. London

Income vs London-4.3%
Price vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
83%
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)
35
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
ALPHA WORKS, ALPHA WORKS, ALPHA ROAD, STAR ROAD, UB823 homes
completed
LAND AT HEATHWAY ENGINEERING WORKS, LAND AT HEATHWAY ENGINEERING WORKS, UXBRIDGE ROAD, UB1020 homes
completed
FORMER ALPHA WORKS, FORMER ALPHA WORKS, ALPHA ROAD, UB1013 homes
completed
TRANSPORT HOUSE, UXBRIDGE ROAD, HILLINGDON, UB10 0LY12 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£532,500)

£14,125

Standard buyer

£5,375

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in UB10 0DF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB10 0DF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

What else could £533k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track UB10 0DF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB10 0DF

Full postcodeUB10 0DF
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.532040
Longitude-0.448301
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