Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54298, -0.47012

UB10 0WL— Hillingdon West, Hillingdon

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

 

Schools 100%Safety 34/100Transport 24/100~10% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
48
Safety
34
Schools
60
Transport
24
Environment
54
Investment
60

The bottom line

UB10 0WL offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 64 min to london bridge — above average for this zone.

Less suited to Families.

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Toggle the things that matter to you — see how UB10 0WL scores on each.

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Location

UB10 0WL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+384.0% vs London avg

Deep-dive guides for UB10 0WL

🛡️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⚠️ High crime
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How UB10 0WL 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 · 2 min walk

KS2: 106.7

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 9 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

314.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 368.1%

+318% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other38%
Violence & sexual offences19%
Anti-social behaviour18%
Theft9%
Drug offences5%
Robbery5%
Vehicle crime3%
Burglary3%

Stop & search

6.8

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) · 1.8km

Crime is +384% above 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£2,648/m²
Price per ft²£246/ft²
Avg floor area64.4 m²

EPC breakdown

B
43%

Based on 43 properties · Confidence: high

Street mix

Flat 88%Other 13%

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£161,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+6.2%

Total change

+43%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+12.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£119k£119k+0%3
Rate-rise correction2023–2023£158k£158k+0%2
Current market2024–2025£155k£171k+10%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.4%
District
7.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75

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
7.8 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
8 min walk
Hillingdon Underground StationNational Rail
23 min walk
Ickenham Underground StationPiccadilly · Metropolitan
36 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
46 min walk
West Ruislip Underground StationCentral
46 min walk
No bus stops within 400m

30

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★64 min
Victoria69 min ↑
Waterloo66 min ↑
Canary Wharf74 min ↑
City70 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

10

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)34
Nearest car park144m
Santander docks (800m)0
Nearest cycle dock16.5 km

Nearby car parks

🅿️
The Chimes Car Park· yes
447m
🅿️
Civic Centre Car Park
509m

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: 21.2 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.3 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

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

7 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Miller Tap (415 m)

Nearest supermarketLidl · 547 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

755m

Post office

Nearby shops

Wenzel's715 m
Uxbridge Grocery756 m
Belmont Food & Wine797 m
WHSmith827 m

Nearby cafes

Daisy's in the Park431 m
Halo Play Cafe503 m
Caffè Nero601 m
Costa603 m

Nearby restaurants

Subway378 m
Nando's481 m
Wagamama503 m
PizzaExpress527 m

Nearby pubs

The Miller Tap415 m
The Gardeners Arms526 m
The Three Tuns675 m
The Metropolitan745 m

Nearby gyms

PureGym432 m
The Gym597 m
Uxbridge Lido914 m
Brunel University Sports Centre1.1 km

Nearby pharmacies

Flora Fountain Pharmacy522 m
Brunel Pharmacy1.1 km

Nearby health

Feelgood Dental797 m
Belmont Medical centre800 m
Food hygiene (5-star)57% of 54

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

60

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
Gross yield
9.5% (high)London avg: 3.8%Strong yield — top 2% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,202m
Crossrail 2 route22,514m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,613 nationally

1,399

Est. population

6,048/km²

66%

Employed

50%

Degree educated

£34,200

Median income

5.0%

Claimant rate

SuburbanMedium densityRenters

26

Community stability

Age profile

22%
34%
26%
Under 1822%
18–3434%
35–4926%
50–6412%
65+6%

Tenure

15%
48%
19%
Own outright10%
Own (mortgage)16%
Private rent49%
Social rent19%
Shared ownership7%

Ethnicity

33%
19%
24%
White British33%
White Other19%
Asian24%
Black8%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household41%
Unemployed7%
No qualifications11%

Housing tenure (Census 2021)

Private rent49%
Social rent19%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
86
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 RFF Uxbridge Phase 6, Former RFF Uxbridge Phase 6, Hillingdon Road, Uxbridge, UB8 1NH132 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

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 0WL

Full postcodeUB10 0WL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.542982
Longitude-0.470122
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