Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.53238, -0.45111

UB10 0EA— Hillingdon East, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 9/100~6% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
45
Safety
81
Schools
95
Transport
9
Environment
46
Investment
56

The bottom line

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

The catches: very high noise — check proximity to rail lines and 84 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 0EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB10 0EA

🛡️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 0EA 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 · 1 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 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

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

HIGH pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 81m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,580/m²
Price per ft²£426/ft²
Avg floor area59.6 m²

EPC breakdown

C
17%
D
16%
E
2%

Based on 35 properties · Confidence: high

Street mix

Semi 16%Flat 84%

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£149,000
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)
Roof(another dwelling above)
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

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.1%

per year

Acceleration

-5.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 75 sales

Property Type Mix

Total: 75 sales

Semi-detached16%
Flat/maisonette84%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£92k+84%3
Post-dot-com plateau2001–2004£99k£158k+59.8%6
Pre-crash peak2005–2007£158k£189k+19.9%4.7
GFC & correction2010–2012£184k£176k-4.3%1.5
Help-to-Buy recovery2014–2016£238k£280k+17.6%2
Brexit uncertainty2017–2018£292k£275k-5.8%2
Pandemic surge2021–2021£285k£285k+0%2
Rate-rise correction2022–2023£320k£313k-2.3%1
Current market2024–2025£298k£268k-10.1%2.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%
Semi-detached+0% α
Local
16.1%
District
16.1%

CAGR over 27yr 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
31 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
36 min walk
Ickenham Underground StationPiccadilly · Metropolitan
42 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
49 min walk
No bus stops within 400m

40

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge87 min ↑
Victoria89 min ↑
Waterloo ★84 min
Canary Wharf87 min ↑
City88 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 park163m
Santander docks (800m)0
Nearest cycle dock15.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 43%
Above average green space

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

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

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 990 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Turk's Head (303 m)

Nearest supermarketHillingdon Food Centre · 247 m
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)

476m

Post office

Nearby shops

Choice66 m
Corner Convenience84 m
Rahul Food and Wine343 m
Hillingdon News382 m

Nearby cafes

Starbucks141 m
Cafe Delight178 m
Costa359 m

Nearby restaurants

Beef Belly185 m
Papa'z Peri Peri and Pizza234 m
Tops Pizza240 m
Hot Express Pizza270 m

Nearby pubs

The Turk's Head303 m
The Vine Inn716 m
The Red Lion753 m

Nearby health

West London Medical Centre753 m
Acorn Medical Centre1.1 km
Food hygiene (5-star)52% of 54

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

56

Investment score

Good

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score14/100
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

32

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,693m
Crossrail 2 route20,799m

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)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
8
Local approval rate
80%
Borough approval rate
84%
Historic landfill (400m)
1
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)
31
Largest scheme
79 homes · LAND AT POLE HILL ALLOTMENTS, LAND AT POLE HILL ALLOTMENTS, MAYFIELD CLOSE, UB10
Pipeline pressure
NONE

Named schemes (500m)

TOPPS TILES/BUILDERS YARD, TOPPS TILES/BUILDERS YARD, UXBRIDGE ROAD, HILLINGDON, UB10 0PN9 homes
completed
Land Rear Of Crescent Parade, Land Rear Of Crescent Parade, Uxbridge Road, Hillingdon, UB10 0LG9 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
47, 47, Harlington Road, Hillingdon, UB8 3HY5 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 0EA

Full postcodeUB10 0EA
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.532383
Longitude-0.451115
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