Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.53901, -0.46870

UB10 0FF— Hillingdon West, Hillingdon

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

The family fortress

 

Schools 100%Safety 78/100Transport 18/100Low yield 2.90%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
54
Safety
78
Schools
60
Transport
18
Environment
55
Investment
40

The bottom line

UB10 0FF offers exceptional schools (100% Good/Outstanding) and low crime at £559,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 78 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB10 0FF 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 0FF meets your needs.

Location

UB10 0FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+7.5% vs London avg
vs London income-18.6% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for UB10 0FF

🛡️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 0FF with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How UB10 0FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

John Locke Academy

Not yet inspected · 4 min walk

KS2: 106.7

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 5 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 41 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.8 incidents per 1,000 residents

Better than 64% of London
↑ Rising 175.0%

from a low base — still below London average

-37% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences21%
Other20%
Vehicle crime18%
Burglary6%
Theft2%
Drug offences0%
Robbery0%

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) · 1.4km

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£559,000

Median sale price

Above London median by 8%

£559,000 is 8% above the London median (£520,000)

-2.1%

This year

Semi-detached

Dominant type

Price history

5-year change
+6.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£568,000
Avg terraced£550,000
Price per m²£5,847/m²
Price per ft²£543/ft²
Avg floor area95.4 m²

EPC breakdown

A
8%
B
38%
C
6%

Based on 52 properties · Confidence: high

Street mix

Semi 47%Terraced 44%Detached 9%

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£15,450
First-time buyerFTB
£6,700
Additional propertyBTL/2nd
£32,220

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

16.3×

Price-to-income

£2,796/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Rebuild cost estimate£238,500
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.28 W/m²K
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+2.9%

Total change

+36%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-135.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Detached9.3%
Semi-detached46.5%
Terraced44.2%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2015£410k£475k+15.9%14
Pandemic surge2020–2021£265k£525k+97.9%2.5
Rate-rise correction2022–2023£658k£250k-62%1.5
Current market2024–2025£580k£559k-3.6%3.5

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
2.7%
District
2.7%
Terraced+0% α
Local
3.1%
District
3.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Trend Position10

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
12.6 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
13 min walk
Hillingdon Underground StationNational Rail
26 min walk
Ickenham Underground StationPiccadilly · Metropolitan
39 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
40 min walk
West Ruislip Underground StationCentral
50 min walk
No bus stops within 400m

24

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★78 min
Victoria80 min ↑
Waterloo79 min ↑
Canary Wharf82 min ↑
City83 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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)34
Nearest car park132m
Santander docks (800m)0
Nearest cycle dock16.4 km

Nearby car parks

🅿️
New Parking Area (Building has been demolished)
543m
🅿️
Disabled Parking Area
585m
🅿️
Civic Centre Car Park
705m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.1 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.8 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

BRUNEL MEDICAL CENTRE

BRUNEL UNIVERSITY, KINGSTON LANE, UB8 3PH

9 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Loft (652 m)

Nearest supermarketLidl · 932 m
4 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby cafes

Daisy's in the Park344 m
More718 m
Costa759 m
Halo Play Cafe879 m

Nearby restaurants

Churchill's Fish and Chips273 m
New Moon House641 m
Subway747 m
Nando's844 m

Nearby pubs

The Loft652 m
The Red Lion693 m
The Vine Inn710 m
Locos710 m

Nearby gyms

Brunel University Sports Centre635 m
Indoor Athletics Centre (IAC)736 m
PureGym816 m

Nearby pharmacies

Brunel Pharmacy740 m
Flora Fountain Pharmacy870 m
Food hygiene (5-star)57% of 7

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

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,021m
Crossrail 2 route22,222m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,165 nationally

1,380

Est. population

3,854/km²

79%

Employed

66%

Degree educated

£34,200

Median income

2.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

28%
28%
32%
Under 1828%
18–3428%
35–4932%
50–649%
65+4%

Tenure

65%
20%
Own outright8%
Own (mortgage)65%
Private rent20%
Social rent4%
Shared ownership2%

Ethnicity

30%
14%
40%
White British30%
White Other14%
Asian40%
Black4%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household13%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent20%
Social rent4%

vs. London

Income vs London-18.6%
Price vs London+7.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
8
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
74
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)

Former RAF Uxbridge Phase 3C, Former RAF Uxbridge Phase 3C, Hillingdon Road, Uxbridge, UB10 0RY116 homes
completed
THE DICE SITE, ST ANDREWS PARK, Former Raf Uxbridge Town Centre Extension (East/Dice), Hillingdon Road, Uxbridge, UB10 0FD101 homes
completed
Former RAF Uxbridge Phase 1D, Former RAF Uxbridge Phase 1D, Hillingdon Road, Uxbridge, UB10 0FN93 homes
completed
Former RAf Uxbridge Phase 2A, Former RAf Uxbridge Phase 2A, Hillingdon Road, Uxbridge, UB10 0FU93 homes
completed
Former RAF Uxbridge Phase 4, Former RAF Uxbridge Phase 4, Hillingdon Road, Uxbridge, UB10 0GE89 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£559,000)

£15,450

Standard buyer

£6,700

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 0FF? 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 0FF.
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 £559k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track UB10 0FF

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

No spam. Unsubscribe anytime.

Key facts for UB10 0FF

Full postcodeUB10 0FF
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.539007
Longitude-0.468698
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