Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.52836, -0.44273

UB10 0ND— Hillingdon East, Hillingdon

Location and area intelligence for UB10 0ND, Hillingdon East, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 9/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
78
Schools
60
Transport
9
Environment
47
Investment
55

The bottom line

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

The catches: high noise levels nearby and 72 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 0ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for UB10 0ND

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB10 0ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hewens Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 107.3

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 3 min walk

P8: +0.21A8: 42.0

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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.7 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+10% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour21%
Vehicle crime16%
Drug offences7%
Burglary4%
Theft1%
Robbery1%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 764m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area64.7 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Terraced 89%Detached 11%

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£161,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 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

1995–2013 · CAGR

+6.7%

Total change

+221%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

+32.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Detached11.1%
Terraced88.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£73k£105k+43.9%1
Post-dot-com plateau2004–2004£410k£410k+0%1
Pre-crash peak2006–2007£120k£224k+86.7%2
GFC & correction2012–2012£195k£195k+0%1
Help-to-Buy recovery2013–2013£234k£234k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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

Hillingdon Underground StationPiccadilly · Metropolitan
36 min walk
Hillingdon Underground StationNational Rail
36 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
36 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
40 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
40 min walk
No bus stops within 400m

26

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria77 min ↑
Waterloo ★72 min
Canary Wharf75 min ↑
City76 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock14.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.5 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): None recorded

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

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

4 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 502 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

258m

Post office

Nearby shops

Hillingdon News363 m
Rahul Food and Wine403 m
Corner Convenience651 m
Choice669 m

Nearby cafes

Costa376 m
Cafe Delight557 m

Nearby restaurants

KFC372 m
King Kebab385 m
Domino's417 m
Gumba454 m

Nearby health

West London Medical Centre795 m
Food hygiene (5-star)45% of 49

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

55

Investment score

Good

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

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

15

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,049m
Crossrail 2 route20,077m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,135 nationally

1,982

Est. population

9,002/km²

56%

Employed

35%

Degree educated

£40,200

Median income

5.8%

Claimant rate

SuburbanHigh densityMixed

42

Community stability

Age profile

29%
19%
24%
16%
Under 1829%
18–3419%
35–4924%
50–6416%
65+13%

Tenure

25%
26%
32%
15%
Own outright25%
Own (mortgage)26%
Private rent32%
Social rent15%
Shared ownership2%

Ethnicity

29%
37%
White British29%
White Other10%
Asian37%
Black11%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household24%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent32%
Social rent15%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
7
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)
29
Largest scheme
79 homes · LAND AT POLE HILL ALLOTMENTS, LAND AT POLE HILL ALLOTMENTS, MAYFIELD CLOSE, UB10
Pipeline pressure
NONE

Named schemes (500m)

TOOLMASTER, CONNAUGHT WORKS, TOOLMASTER, CONNAUGHT WORKS, UXBRIDGE ROAD, UB10 0NN48 homes
completed
CONNAUGHT ALLOTMENT GARDENS, CONNAUGHT ALLOTMENT GARDENS, NEW ROAD, UB829 homes
completed
ALPHA WORKS, ALPHA WORKS, ALPHA ROAD, STAR ROAD, UB823 homes
completed
MILUPA HOUSE, MILUPA HOUSE, UXBRIDGE ROAD, UB10 0NE14 homes
completed
FORMER ALPHA WORKS, FORMER ALPHA WORKS, ALPHA ROAD, UB1013 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.5%
Ward turnout
32%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Colleen Margaret Anne SullivanConservative
Wayne BridgesConservative
Alan ChapmanConservative

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Key facts for UB10 0ND

Full postcodeUB10 0ND
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.528360
Longitude-0.442731
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