Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.53644, -0.45546

UB10 0EU— Hillingdon West, Hillingdon

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

The family fortress

 

Schools 100%Safety 75/100Transport 9/100⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
75
Schools
60
Transport
9
Environment
52
Investment
50

The bottom line

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

The catches: 84 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB10 0EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for UB10 0EU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB10 0EU 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 · 6 min walk

—

Secondary

Bishopshalt School

Not yet inspected · 7 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 · 31 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.3 incidents per 1,000 residents

Better than 54% of London
↑ Rising 2350.0%

-20% vs borough

Crime by type

Violence & sexual offences31%
Other28%
Anti-social behaviour21%
Vehicle crime11%
Burglary4%
Drug offences2%
Theft2%
Robbery1%

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) · 548m

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area60.5 m²

EPC breakdown

C
4%
D
4%

Based on 8 properties · Confidence: low

Street mix

Terraced 17%Flat 83%

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£151,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 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

2000–2022 · CAGR

+6.1%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.7%

per year

Acceleration

-137.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 5 sales

Property Type Mix

Total: 5 sales

Terraced20%
Flat/maisonette80%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£75k£75k+0%1
Pre-crash peak2005–2005£140k£140k+0%1
GFC & correction2012–2012£140k£140k+0%1
Help-to-Buy recovery2015–2015£315k£315k+0%1
Rate-rise correction2022–2022£275k£275k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
23.3 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
24 min walk
Hillingdon Underground StationNational Rail
25 min walk
Ickenham Underground StationPiccadilly · Metropolitan
37 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
39 min walk
West Ruislip Underground StationCentral
49 min walk
No bus stops within 400m

22

Walkability score

35

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park435m
Santander docks (800m)0
Nearest cycle dock15.4 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: 20.1 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.3 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

15 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Vine Inn (330 m)

Nearest supermarketHillingdon Food Centre · 790 m
7 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

Choice608 m
Corner Convenience626 m
Rahul Food and Wine885 m
Hillingdon News922 m

Nearby cafes

Starbucks452 m
Cafe Delight718 m
Daisy's in the Park821 m
Costa895 m

Nearby restaurants

The Prince of Wales261 m
New Moon House441 m
Beef Belly724 m
Papa'z Peri Peri and Pizza773 m

Nearby pubs

The Vine Inn330 m
The Red Lion433 m
The Turk's Head485 m

Nearby health

Acorn Medical Centre701 m
Oak Farm Clinic946 m
West London Medical Centre1.2 km
Food hygiene (5-star)69% of 36

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

50

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 owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

13.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,067m
Crossrail 2 route21,276m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,210 nationally

1,625

Est. population

5,313/km²

56%

Employed

30%

Degree educated

£43,900

Median income

5.2%

Claimant rate

SuburbanMedium densityMixed

46

Community stability

Age profile

25%
20%
20%
20%
16%
Under 1825%
18–3420%
35–4920%
50–6420%
65+16%

Tenure

25%
25%
21%
28%
Own outright25%
Own (mortgage)25%
Private rent21%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

50%
23%
White British50%
White Other11%
Asian23%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household24%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent28%
Private rent21%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
2
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
69%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
14 homes · 100 - 104, 100 - 104, HARLINGTON ROAD, HILLINGDON, UB8 3
Pipeline pressure
NONE

Named schemes (500m)

Land Rear Of Crescent Parade, Land Rear Of Crescent Parade, Uxbridge Road, Hillingdon, UB10 0LG9 homes
completed
47, 47, Harlington Road, Hillingdon, UB8 3HY5 homes
completed
22, 22, Hilliers Avenue, UB8 3JQ3 homes
completed
59, 59, Long Lane, UB102 homes
completed
Land rear of , 1-3, Land rear of , 1-3, The Larches, UB10 0D2 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 0EU

Full postcodeUB10 0EU
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.536441
Longitude-0.455461
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