Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.52931, -0.44319

UB10 0SL— Hillingdon East, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 9/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
46
Safety
78
Schools
60
Transport
9
Environment
47
Investment
41

The bottom line

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

The catch: 72 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 0SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for UB10 0SL

🛡️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 0SL 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 17 min walk

3 primaries · 4 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 686m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,435/m²
Price per ft²£691/ft²
Avg floor area60.7 m²

EPC breakdown

B
1%
C
22%
D
18%
E
6%
F
1%
G
1%

Based on 49 properties · Confidence: high

Street mix

Semi 25%Terraced 34%Detached 4%Flat 38%

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£151,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2026 · CAGR

+5.8%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.3%

per year

Acceleration

-20.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 106 sales

Property Type Mix

Total: 106 sales

Detached3.8%
Semi-detached25.5%
Terraced34.9%
Flat/maisonette35.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£115k+64.8%6.2
Post-dot-com plateau2001–2004£127k£193k+51.9%4.2
Pre-crash peak2005–2007£140k£126k-9.8%5
GFC & correction2009–2012£148k£218k+47.2%3
Help-to-Buy recovery2013–2016£224k£352k+57.1%3.5
Brexit uncertainty2017–2019£250k£310k+24%1.7
Pandemic surge2020–2021£481k£214k-55.5%1
Rate-rise correction2022–2023£523k£450k-13.9%2.5
Current market2024–2026£464k£384k-17.3%4

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
6.8%
District
6.8%
Semi-detached+0% α
Local
6.2%
District
6.2%
Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
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
34 min walk
Hillingdon Underground StationNational Rail
34 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
37 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
39 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
41 min walk
No bus stops within 400m

27

Walkability score

20

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
NoiseLOW
none
Quieter 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 AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.4 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

5 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

5

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 · 429 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)

186m

Post office

Nearby shops

Hillingdon News297 m
Rahul Food and Wine334 m
Corner Convenience566 m
Choice584 m

Nearby cafes

Costa298 m
Cafe Delight474 m
Starbucks782 m

Nearby restaurants

KFC305 m
King Kebab317 m
Domino's348 m
Gumba374 m

Nearby health

West London Medical Centre812 m
Food hygiene (5-star)46% of 50

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

41

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

32.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,096m
Crossrail 2 route20,154m

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)
12
Planning apps (3 years)
6
Local approval rate
67%
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)
28
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
LAND AT HEATHWAY ENGINEERING WORKS, LAND AT HEATHWAY ENGINEERING WORKS, UXBRIDGE ROAD, UB1020 homes
completed
MILUPA HOUSE, MILUPA HOUSE, UXBRIDGE ROAD, UB10 0NE14 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 0SL

Full postcodeUB10 0SL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.529310
Longitude-0.443189
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