Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.53398, -0.44645

UB10 0DS— Hillingdon East, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 9/100

Best for: Families

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

Liveability
43
Safety
81
Schools
90
Transport
9
Environment
43
Investment
52

The bottom line

UB10 0DS offers exceptional schools (100% Good/Outstanding) and low crime — 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.

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Location

UB10 0DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for UB10 0DS

🛡️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 0DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Highfield Primary School

Not yet inspected · 1 min walk

KS2: 103.5

★★

Secondary

Oak Wood School

Good · Inspected May 2022 · 5 min walk

P8: -0.25A8: 39.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 24 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 450m

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area87.7 m²

EPC breakdown

C
14%
D
17%
E
2%

Based on 33 properties · Confidence: high

Street mix

Semi 11%Terraced 89%

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£219,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 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

1995–2022 · CAGR

+7.3%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

-28.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached11.5%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£110k+94.7%1.6
Post-dot-com plateau2001–2004£150k£175k+16.7%1
Pre-crash peak2006–2006£186k£186k+0%2
GFC & correction2008–2012£205k£200k-2.4%1.2
Help-to-Buy recovery2013–2016£210k£276k+31.2%1.3
Brexit uncertainty2017–2017£320k£320k+0%1
Pandemic surge2021–2021£397k£397k+0%1
Rate-rise correction2022–2022£380k£380k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.3%
District
7.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
28 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
32 min walk
Ickenham Underground StationPiccadilly · Metropolitan
39 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
40 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
48 min walk
No bus stops within 400m

29

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 park501m
Santander docks (800m)0
Nearest cycle dock14.8 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: 19.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.9 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

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

12 min walk

69%

Recommend GP

69%

Overall GP experience

1

GPs within 1km

0

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

8

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Turk's Head (660 m)

Nearest supermarketHillingdon Food Centre · 417 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)

481m

Post office

Nearby shops

Corner Convenience354 m
Choice357 m
Rahul Food and Wine446 m
Hillingdon News461 m

Nearby cafes

Cafe Delight356 m
Costa416 m
Starbucks485 m

Nearby restaurants

Beef Belly357 m
Papa'z Peri Peri and Pizza368 m
Tops Pizza369 m
Hot Express Pizza380 m

Nearby pubs

The Turk's Head660 m

Nearby health

Acorn Medical Centre942 m
West London Medical Centre1.0 km
Oak Farm Clinic1.1 km
Food hygiene (5-star)52% 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

52

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

9.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,403m
Crossrail 2 route20,594m

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%

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)
10
Planning apps (3 years)
8
Local approval rate
70%
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)
26
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
FORMER ALPHA WORKS, FORMER ALPHA WORKS, ALPHA ROAD, UB1013 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 0DS

Full postcodeUB10 0DS
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.533975
Longitude-0.446447
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