Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54600, -0.46510

UB10 0FE— Hillingdon West, Hillingdon

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

 

Safety 73/100Transport 21/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
44
Safety
73
Schools
—
Transport
21
Environment
61
Investment
52

The bottom line

UB10 0FE offers low crime — strong value for Families who can accept its trade-offs.

The catches: 74 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB10 0FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for UB10 0FE

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

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Postcode Personality

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How UB10 0FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

John Locke Academy

Not yet inspected · 8 min walk

KS2: 106.7

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 14 min walk

P8: +0.18A8: 46.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 500.0%

-1% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other21%
Drug offences14%
Vehicle crime12%
Theft1%
Robbery1%
Burglary1%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

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) · 1.8km

Crime is +14% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,098/m²
Price per ft²£567/ft²
Avg floor area71.2 m²

EPC breakdown

B
11%
C
12%

Based on 23 properties · Confidence: medium

Street mix

Flat 100%

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£178,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (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

2012–2026 · CAGR

+3.2%

Total change

+56%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-5.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£203k£203k+0%10
Help-to-Buy recovery2013–2016£220k£323k+46.6%1.7
Brexit uncertainty2017–2018£325k£315k-3.1%1.5
Pandemic surge2020–2021£330k£305k-7.6%1
Rate-rise correction2022–2023£303k£318k+5%1
Current market2025–2026£326k£317k-3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.7%
District
3.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing1
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
Uxbridge Underground StationPiccadilly line
10.1 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
11 min walk
Hillingdon Underground StationNational Rail
17 min walk
Ickenham Underground StationPiccadilly · Metropolitan
30 min walk
West Ruislip Underground StationCentral
41 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
50 min walk
No bus stops within 400m

17

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★74 min
Victoria76 min ↑
Waterloo76 min ↑
Canary Wharf84 min ↑
City80 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

12

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)34
Nearest car park408m
Santander docks (800m)0
Nearest cycle dock16.2 km

Nearby car parks

🅿️
The Chimes Car Park· yes
682m

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: 20.9 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.1 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

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

9 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gardeners Arms (487 m)

No restaurants within 800m — nearest: Subway (712 m)

Nearest supermarketSainsbury's · 730 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby cafes

Daisy's in the Park562 m

Nearby restaurants

Subway712 m
Churchill's Fish and Chips1.1 km

Nearby pubs

The Gardeners Arms487 m
The Miller Tap731 m

Nearby gyms

Uxbridge Lido587 m
PureGym724 m
Food hygiene (5-star)78% of 9

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

E

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
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score15/100
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

39.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,931m
Crossrail 2 route22,361m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,141 nationally

1,452

Est. population

6,771/km²

63%

Employed

46%

Degree educated

£34,200

Median income

4.2%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

27%
19%
25%
17%
Under 1827%
18–3419%
35–4925%
50–6417%
65+12%

Tenure

17%
29%
28%
25%
Own outright17%
Own (mortgage)29%
Private rent28%
Social rent25%
Shared ownership0%
Rent free0%

Ethnicity

43%
26%
White British43%
White Other12%
Asian26%
Black8%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household24%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent28%
Social rent26%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
9
Local approval rate
71%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
75
Largest scheme
249 homes · Former RAF Uxbridge Town Centre Extension (East), Former RAF Uxbridge Town Centre Extension (East), Hillingdon Road, Uxbridge, UB10 0FY
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 25-60, LAND AT, 25-60, HAYMAKER CLOSE, UB836 homes
completed
Former RAF Uxbridge Phase 1, Former RAF Uxbridge Phase 1, Hillingdon Road, Uxbridge, UB10 0TR24 homes
completed
61 - 96, 61 - 96, KEITH PARK ROAD, 1-24 TEDDER CLOSE, 97-108 PORTAL CLOSE, UXBRIDGE, UB10 0PQ24 homes
completed
Former Honeycroft Day Centre,, Former Honeycroft Day Centre,, Honeycroft Hill, UXBRIDGE, UB10 9NH20 homes
completed
134 & 136A, 134 & 136A, VINE LANE, HILLINGDON, UB10 0BQ11 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 0FE

Full postcodeUB10 0FE
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.546001
Longitude-0.465103
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