Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56578, -0.45053

UB10 8BD— Ickenham & South Harefield, Hillingdon

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

The family fortress

 

Schools 100%Safety 87/100Transport 24/100

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
87
Schools
100
Transport
24
Environment
49
Investment
47

The bottom line

UB10 8BD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for UB10 8BD

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB10 8BD 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 · 6 min walk

KS2: 109.1

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 11 min walk

P8: +0.55A8: 54.8

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 68 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.1 incidents per 1,000 residents

Better than 81% of London
→ Stable

-64% vs borough

Crime by type

Anti-social behaviour38%
Vehicle crime33%
Violence & sexual offences13%
Other10%
Robbery3%
Burglary3%
Drug offences0%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.7km

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area135 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

Street mix

Semi 100%

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£337,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band FAnnual charge £2,700
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2013 · CAGR

+8.3%

Total change

+288%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.7%

per year

Acceleration

-24.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£120k£218k+81.7%1.2
Post-dot-com plateau2002–2004£230k£348k+51.3%1
Pre-crash peak2005–2006£313k£440k+40.6%1
GFC & correction2010–2010£510k£510k+0%1
Help-to-Buy recovery2013–2013£466k£466k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Ickenham Underground StationPiccadilly · Metropolitan
9 min walk
West Ruislip Underground StationCentral
12 min walk
Hillingdon Underground StationNational Rail
17 min walk
Ruislip Underground StationPiccadilly · Metropolitan
26 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
34 min walk
No bus stops within 400m

8

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★62 min
Waterloo64 min ↑
Canary Wharf73 min ↑
City67 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park551m
Santander docks (800m)0
Nearest cycle dock15.6 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: 20.4 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 40%
More green space than 81% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 1.8 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): 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 yield852.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOUTHCOTE CLINIC

SOUTHCOTE RISE, HA4 7LJ

20 min walk

93%

Recommend GP

93%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Tichenham Inn (426 m)

Nearest supermarketSainsbury's · 2.5 km
2 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)

466m

Post office

Nearby shops

Costsave194 m
Euros223 m
The Village Baker247 m
am2pm Newsagents548 m

Nearby cafes

Ickenham Cafe216 m

Nearby pubs

The Tichenham Inn426 m
Coach & Horses531 m
The Old Fox545 m

Nearby pharmacies

Winchester Pharmacy201 m

Nearby health

Denpure207 m
Food hygiene (5-star)44% of 32

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

47

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 score20/100
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

48.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,522m
Crossrail 2 route22,414m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,666 nationally

1,437

Est. population

3,332/km²

58%

Employed

48%

Degree educated

£52,100

Median income

1.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

22%
15%
18%
22%
23%
Under 1822%
18–3415%
35–4918%
50–6422%
65+23%

Tenure

50%
38%
Own outright50%
Own (mortgage)38%
Private rent11%
Social rent0%
Shared ownership0%
Rent free0%

Ethnicity

56%
27%
White British56%
White Other7%
Asian27%
Black2%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household7%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent11%
Social rent0%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
11
Local approval rate
100%
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)
14
Largest scheme
9 homes · 66, 66, Long Lane, Ickenham, UB10 8SZ
Pipeline pressure
NONE

Named schemes (500m)

52, 52, Bushey Road, Ickenham, UB10 8JS2 homes
completed
14, 14, COPTHALL ROAD EAST, ICKENHAM, UB10 8SD2 homes
completed
59, 59, Swakeleys Road, UB102 homes
completed
31, 31, The Avenue, Ickenham, UB10 8NR1 homes
completed
22, 22, THE AVENUE, ICKENHAM, UB10 8NP1 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 8BD

Full postcodeUB10 8BD
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.565781
Longitude-0.450529
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