Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.53953, -0.46999

UB10 0FL— Hillingdon West, Hillingdon

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

The family fortress

 

Schools 100%Safety 76/100Transport 19/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
76
Schools
60
Transport
19
Environment
55
Investment
36

The bottom line

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

The catch: 78 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 0FL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for UB10 0FL

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB10 0FL 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 · 3 min walk

KS2: 106.7

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 4 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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.0 incidents per 1,000 residents

Better than 56% of London
↑ Rising 331.8%

-23% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour26%
Other22%
Drug offences5%
Vehicle crime5%
Theft4%
Burglary4%
Robbery1%

Stop & search

0.6

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) · 1.5km

Crime is 11% below 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£4,640/m²
Price per ft²£431/ft²
Avg floor area121 m²

EPC breakdown

B
53%
C
3%

Based on 56 properties · Confidence: high

Street mix

Terraced 78%Detached 8%Flat 10%Other 4%

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£302,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2026 · CAGR

+3.6%

Total change

+53%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.0%

per year

Acceleration

+14.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 48 sales

Property Type Mix

Total: 48 sales

Detached8.3%
Terraced81.3%
Flat/maisonette10.4%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£448k£600k+33.8%11.3
Brexit uncertainty2017–2019£565k£618k+9.4%3
Rate-rise correction2022–2022£436k£436k+0%2
Current market2025–2026£515k£685k+33%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
14.5%
District
14.5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing7
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
11.4 min walk

Nearby stations

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

25

Walkability score

77

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

18

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)34
Nearest car park208m
Santander docks (800m)0
Nearest cycle dock16.4 km

Nearby car parks

🅿️
Civic Centre Car Park
598m
🅿️
New Parking Area (Building has been demolished)
600m
🅿️
Disabled Parking Area
644m
🅿️
The Chimes Car Park· yes
763m

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: 21.2 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.7 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

10 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Loft (608 m)

Nearest supermarketLidl · 833 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)

986m

Post office

Nearby cafes

Daisy's in the Park391 m
More732 m
Costa778 m
Halo Play Cafe780 m

Nearby restaurants

Churchill's Fish and Chips265 m
Subway648 m
Nando's743 m
New Moon House747 m

Nearby pubs

The Loft608 m
The Miller Tap689 m
Locos725 m
The Red Lion799 m

Nearby gyms

Brunel University Sports Centre685 m
PureGym718 m
Indoor Athletics Centre (IAC)792 m
The Gym819 m

Nearby pharmacies

Brunel Pharmacy753 m
Flora Fountain Pharmacy768 m
Food hygiene (5-star)38% of 16

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

36

Investment score

Weak

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 low.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score16/100
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

40.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,120m
Crossrail 2 route22,328m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,892 nationally

1,637

Est. population

9,169/km²

67%

Employed

51%

Degree educated

£34,200

Median income

5.8%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

28%
23%
29%
Under 1828%
18–3423%
35–4929%
50–6413%
65+8%

Tenure

13%
34%
30%
18%
Own outright13%
Own (mortgage)34%
Private rent30%
Social rent18%
Shared ownership5%

Ethnicity

31%
16%
34%
White British31%
White Other17%
Asian34%
Black6%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household18%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent30%
Social rent18%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
18
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
8
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
84
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 Town Centre Extension (East), Former RAF Uxbridge Town Centre Extension (East), Hillingdon Road, Uxbridge, UB10 0FY249 homes
completed
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

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 0FL

Full postcodeUB10 0FL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.539527
Longitude-0.469993
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