Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56435, -0.46946

UB10 8AG— Ickenham & South Harefield, Hillingdon

Location and area intelligence for UB10 8AG, Ickenham & South Harefield, Hillingdon

London's quiet achiever

 

Safety 81/100Transport 14/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
81
Schools
—
Transport
14
Environment
62
Investment
28

The bottom line

UB10 8AG offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 74 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for UB10 8AG

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How UB10 8AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Hermitage Primary School

Not yet inspected · 21 min walk

KS2: 107.0

—

Secondary

Vyners School

Not yet inspected · 10 min walk

P8: +0.37A8: 55.0

Childcare

★★

Childcare

McMillan Nursery School

Good · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.4 incidents per 1,000 residents

Better than 80% of London
↑ Rising 1333.3%

from a low base — still below London average

-62% vs borough

Crime by type

Violence & sexual offences42%
Other26%
Anti-social behaviour12%
Vehicle crime9%
Burglary9%
Drug offences2%
Theft0%
Robbery0%

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) · 3.8km

Crime is 56% 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£2,830/m²
Price per ft²£263/ft²
Avg floor area277 m²

EPC breakdown

B
9%
C
6%
D
9%
E
4%

Based on 28 properties · Confidence: medium

Street mix

Semi 6%Detached 89%Flat 6%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£692,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,115
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+2.6%

Total change

+114%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.3%

per year

Acceleration

-182.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Detached88.6%
Semi-detached5.7%
Flat/maisonette5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£420k£550k+31%2.2
Post-dot-com plateau2001–2002£615k£753k+22.4%3.5
Pre-crash peak2006–2006£643k£643k+0%1
GFC & correction2010–2012£3.20m£800k-75%1
Help-to-Buy recovery2014–2016£1.82m£1.35m-26%3.3
Brexit uncertainty2017–2019£1.55m£1.05m-32.3%1
Rate-rise correction2022–2022£2.33m£2.33m+0%1
Current market2025–2025£900k£900k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
8.6%
District
8.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections

Nearby stations

Hillingdon Underground StationNational Rail
23 min walk
Ickenham Underground StationPiccadilly · Metropolitan
24 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
26 min walk
West Ruislip Underground StationCentral
28 min walk
Ruislip Underground StationPiccadilly · Metropolitan
42 min walk
No bus stops within 400m

3

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria ★74 min
Waterloo76 min ↑
Canary Wharf85 min ↑
City78 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park600m
Santander docks (800m)0
Nearest cycle dock16.8 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: 21.6 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 0.5 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield852.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BELMONT MEDICAL CENTRE

53-57 BELMONT ROAD, UB8 1SD

24 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

5

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 1.8 km

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)

2.1km

Post office

Food hygiene (5-star)0% of 1

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

E

High street health

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

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

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,730m
Crossrail 2 route23,573m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,355 nationally

1,512

Est. population

1,474/km²

60%

Employed

51%

Degree educated

£52,100

Median income

2.9%

Claimant rate

Inner cityLow densityOwner occupiers / families

59

Community stability

Age profile

21%
16%
21%
20%
22%
Under 1821%
18–3416%
35–4921%
50–6420%
65+22%

Tenure

45%
38%
14%
Own outright45%
Own (mortgage)38%
Private rent14%
Social rent4%
Shared ownership0%

Ethnicity

40%
38%
White British40%
White Other8%
Asian38%
Black3%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine10%
No car household10%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent14%
Social rent3%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
8
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
Largest scheme
25 homes · U shaped ext NW of Highfield Drive, U shaped ext NW of Highfield Drive, The Drive, Ickenham, UB10 8AQ
Pipeline pressure
NONE

Named schemes (500m)

U shaped ext NW of Highfield Drive, U shaped ext NW of Highfield Drive, The Drive, Ickenham, UB10 8AQ25 homes
completed
226, 226, Swakeleys Road, Ickenham, UB10 8AX9 homes
completed
37, 37, The Drive, Ickenham, UB10 8AF8 homes
completed
19, Harvil Road, UB10 8AJ7 homes
completed
GOSPEL OAK, 228, GOSPEL OAK, 228, SWAKELEYS ROAD,, ICKENHAM, UB10 3AY7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.4%
Ward turnout
41%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Martin GoddardConservative
Eddie LaveryConservative
Kaushik Kumar BanerjeeConservative

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Key facts for UB10 8AG

Full postcodeUB10 8AG
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.564347
Longitude-0.469463
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