Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56447, -0.46323

UB10 8AY— Ickenham & South Harefield, Hillingdon

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 82/100Transport 12/100
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Strong schools, limited transport — ideal for car-owning families

Area score
51
Safety
82
Schools
100
Transport
12
Environment
58
Investment
51

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Location

UB10 8AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-70.0% vs London avg

Deep-dive guides for UB10 8AY

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

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How UB10 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

The Breakspear School

Outstanding · Inspected Mar 2024 · 13 min walk

KS2: 109.1

—

Secondary

Vyners School

Not yet inspected · 8 min walk

P8: +0.37A8: 55.0

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

19.4 incidents per 1,000 residents

Better than 87% of London
↑ Rising 2800.0%

from a low base — still below London average

-74% vs borough

Crime by type

Violence & sexual offences41%
Vehicle crime24%
Anti-social behaviour21%
Other10%
Burglary3%
Drug offences0%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 3.7km

Crime is 70% below London average

Property

Prices, sales volume and market trends

Avg floor area146.1 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

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 yield853 kWh/kWp/yr
Rebuild cost estimate£365,250
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.31 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band FAnnual charge £2,700
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £700k+ · P75: £700k+ · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£1.65m£1.65m+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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 min walk

Nearby stations

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

3

Walkability score

1

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria ★71 min
Waterloo73 min ↑
Canary Wharf82 min ↑
City75 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 park716m
Santander docks (800m)0
Nearest cycle dock16.4 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: 21.2 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 28%
More green space than 97% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 0.9 km

Energy

Solar: 853 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 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

26 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

1

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 · 1.9 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)

1.3km

Post office

Food hygiene (5-star)50% of 2

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

51

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
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

36

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,320m
Crossrail 2 route23,196m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,487 nationally

1,498

Est. population

4,622/km²

65%

Employed

49%

Degree educated

£52,100

Median income

1.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

27%
15%
24%
18%
16%
Under 1827%
18–3415%
35–4924%
50–6418%
65+16%

Tenure

40%
38%
20%
Own outright40%
Own (mortgage)38%
Private rent20%
Social rent2%
Shared ownership0%

Ethnicity

57%
25%
White British57%
White Other8%
Asian25%
Black1%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household6%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent20%
Social rent2%

vs. London

Income vs London+24.0%

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
13
Local approval rate
79%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

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)

211-213, 211-213, Swakeleys Road, Ickenham, UB10 8DP12 homes
completed
226, 226, Swakeleys Road, Ickenham, UB10 8AX9 homes
completed
179, 179, SWAKELEYS ROAD, ICKENHAM, UB10 8DN8 homes
completed
19, Harvil Road, UB10 8AJ7 homes
completed
209, 209, Swakeleys Road, ICKENHAM, UB10 8DP6 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 8AY

Full postcodeUB10 8AY
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.564473
Longitude-0.463226
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