Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.53995, -0.44936

UB10 0SE— Hillingdon East, Hillingdon

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

The family fortress

 

Schools 100%Safety 81/100Transport 11/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
45
Safety
81
Schools
90
Transport
11
Environment
53
Investment
38

The bottom line

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

The catches: 86 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 0SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for UB10 0SE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB10 0SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Bernadette Catholic Primary School

Not yet inspected · 1 min walk

★★

Secondary

Oak Wood School

Good · Inspected May 2022 · 4 min walk

P8: -0.25A8: 39.2

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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

-16% vs borough

Crime by type

Other35%
Violence & sexual offences32%
Vehicle crime14%
Anti-social behaviour7%
Burglary6%
Drug offences3%
Robbery2%
Theft1%

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) · 906m

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,710/m²
Price per ft²£623/ft²
Avg floor area66.8 m²

EPC breakdown

B
1%
C
19%
D
28%
E
5%
F
1%
G
1%

Based on 55 properties · Confidence: high

Street mix

Semi 13%Terraced 73%Flat 14%

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£167,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (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

1995–2025 · CAGR

+6.2%

Total change

+511%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

+5.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 63 sales

Property Type Mix

Total: 63 sales

Semi-detached12.7%
Terraced74.6%
Flat/maisonette12.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£126k+76.2%2.6
Post-dot-com plateau2002–2004£132k£187k+41.7%3
Pre-crash peak2005–2007£181k£240k+32.4%2.3
GFC & correction2008–2012£224k£227k+1.5%2.2
Help-to-Buy recovery2013–2016£250k£315k+26%1.5
Brexit uncertainty2017–2019£345k£321k-7%1.7
Pandemic surge2020–2021£390k£410k+5.1%3.5
Rate-rise correction2022–2022£418k£418k+0%4
Current market2024–2025£415k£437k+5.3%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.4%
District
8.4%
Semi-detached+0% α
Local
9%
District
9%
Terraced+0% α
Local
6.6%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hillingdon Underground StationMetropolitan line
18.2 min walk

Nearby stations

Hillingdon Underground StationNational Rail
19 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
26 min walk
Ickenham Underground StationPiccadilly · Metropolitan
31 min walk
West Ruislip Underground StationCentral
43 min walk
Ruislip Gardens Underground StationCentral
44 min walk
No bus stops within 400m

7

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge89 min ↑
Victoria91 min ↑
Waterloo ★86 min
Canary Wharf89 min ↑
City90 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 park576m
Santander docks (800m)0
Nearest cycle dock15.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.7 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.2 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

20 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

7

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Turk's Head (972 m)

No restaurants within 800m — nearest: The Prince of Wales (809 m)

Nearest supermarketHillingdon Food Centre · 1.0 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

840m

Post office

Nearby shops

Choice892 m
Corner Convenience903 m
Rahul Food and Wine1.1 km
Hillingdon News1.1 km

Nearby cafes

Starbucks852 m
Cafe Delight963 m
Costa1.1 km

Nearby restaurants

The Prince of Wales809 m
Beef Belly967 m
Papa'z Peri Peri and Pizza1.0 km
Tops Pizza1.0 km

Nearby pubs

The Turk's Head972 m

Nearby health

Acorn Medical Centre248 m
Oak Farm Clinic458 m
Food hygiene (5-star)78% of 18

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

38

Investment score

Weak

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

40.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,724m
Crossrail 2 route21,081m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,252 nationally

1,736

Est. population

7,163/km²

58%

Employed

34%

Degree educated

£43,900

Median income

6.4%

Claimant rate

SuburbanHigh densityMixed

49

Community stability

Age profile

27%
17%
22%
17%
17%
Under 1827%
18–3417%
35–4922%
50–6417%
65+17%

Tenure

27%
33%
23%
17%
Own outright27%
Own (mortgage)33%
Private rent23%
Social rent17%
Shared ownership1%

Ethnicity

43%
29%
White British43%
White Other9%
Asian29%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household20%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent23%
Social rent17%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
12
Local approval rate
73%
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)
0
Largest scheme
26 homes · Tommy Flynns, Tommy Flynns, Sutton Court Road, Hillingdon, UB10 9HR
Pipeline pressure
NONE

Named schemes (500m)

Tommy Flynns, Tommy Flynns, Sutton Court Road, Hillingdon, UB10 9HR26 homes
completed
LAND AT REAR OF, 80-96, LAND AT REAR OF, 80-96, OAKDENE ROAD, UB1013 homes
completed
LAND AT 28 AND R/O 22, 24, 26 AND 34, LAND AT 28 AND R/O 22, 24, 26 AND 34, OAKDENE ROAD, UB10 OSF8 homes
completed
1 & 2 LANDMARK PLACE, FLATS 1 - 4 SNOWDEN AVENUE4 homes
completed
5-31 GARAGE COURT, REAR OF BRAMPTON ROAD, HILLINGDON, UB10 ODR3 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 0SE

Full postcodeUB10 0SE
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.539949
Longitude-0.449358
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