Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.53499, -0.45532

UB10 0LE— Hillingdon West, Hillingdon

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

The family fortress

 

Schools 100%Safety 75/100Transport 9/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
46
Safety
75
Schools
100
Transport
9
Environment
52
Investment
44

The bottom line

UB10 0LE 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 0LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for UB10 0LE

🛡️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 0LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hillingdon Primary School

Outstanding · Inspected Feb 2024 · 6 min walk

KS2: 107.0

—

Secondary

Bishopshalt School

Not yet inspected · 5 min walk

P8: +1.06A8: 59.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 403m

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,128/m²
Price per ft²£662/ft²
Avg floor area51 m²

EPC breakdown

C
9%
D
2%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 58%Terraced 39%Flat 3%

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£127,500
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
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 100 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

1995–2024 · CAGR

+6.3%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.3%

per year

Acceleration

-2.36

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached57.6%
Terraced39.4%
Flat/maisonette3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£114k+89.9%1.6
Post-dot-com plateau2002–2004£168k£177k+5.6%1.3
Pre-crash peak2005–2007£184k£233k+26.7%1.7
GFC & correction2008–2010£228k£227k+0%1.7
Help-to-Buy recovery2013–2015£236k£285k+21%1.7
Brexit uncertainty2017–2017£323k£323k+0%2
Pandemic surge2020–2021£340k£349k+2.6%1.5
Current market2024–2024£350k£350k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.5%
District
5.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
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

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
25 min walk
Hillingdon Underground StationNational Rail
26 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
38 min walk
Ickenham Underground StationPiccadilly · Metropolitan
39 min walk
West Ruislip Underground StationCentral
51 min walk
No bus stops within 400m

26

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 park283m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.1 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.5 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

13 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 · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 657 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Choice477 m
Corner Convenience496 m
Rahul Food and Wine755 m
Hillingdon News793 m

Nearby cafes

Starbucks302 m
Cafe Delight590 m
Costa771 m

Nearby restaurants

The Prince of Wales119 m
New Moon House436 m
Beef Belly596 m
Papa'z Peri Peri and Pizza646 m

Nearby pubs

The Turk's Head324 m
The Vine Inn334 m
The Red Lion408 m

Nearby health

Acorn Medical Centre844 m
West London Medical Centre1.0 km
Oak Farm Clinic1.1 km
Food hygiene (5-star)66% of 38

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

44

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

33.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,029m
Crossrail 2 route21,193m

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)
17
Planning apps (3 years)
10
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)
13
Largest scheme
14 homes · 100 - 104, 100 - 104, HARLINGTON ROAD, HILLINGDON, UB8 3
Pipeline pressure
NONE

Named schemes (500m)

100 - 104, 100 - 104, HARLINGTON ROAD, HILLINGDON, UB8 314 homes
completed
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
63 HARLINGTON ROAD, 63, HARLINGTON ROAD, UB8 3HY2 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 0LE

Full postcodeUB10 0LE
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.534992
Longitude-0.455323
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