Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56106, -0.45924

UB10 8EL— Ickenham & South Harefield, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 18/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
81
Schools
100
Transport
18
Environment
44
Investment
23

The bottom line

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

The catch: 77 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 8EL

🛡️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 8EL 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 · 14 min walk

KS2: 109.1

—

Secondary

Vyners School

Not yet inspected · 4 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 · 63 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) · 3.3km

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£8,456/m²
Price per ft²£786/ft²
Avg floor area147.5 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Detached 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£368,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,115
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+4.9%

Total change

+188%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.5%

per year

Acceleration

+22.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£400k£400k+0%2
GFC & correction2010–2010£481k£481k+0%1
Help-to-Buy recovery2015–2015£725k£725k+0%1
Brexit uncertainty2018–2018£916k£916k+0%1
Pandemic surge2020–2020£815k£815k+0%1
Rate-rise correction2022–2022£881k£881k+0%1
Current market2025–2025£1.15m£1.15m+0%1

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
Trend Position40

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
12.4 min walk

Nearby stations

Hillingdon Underground StationNational Rail
13 min walk
Ickenham Underground StationPiccadilly · Metropolitan
15 min walk
West Ruislip Underground StationCentral
22 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
26 min walk
Ruislip Underground StationPiccadilly · Metropolitan
35 min walk
No bus stops within 400m

4

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★77 min
Victoria77 min ↑
Waterloo79 min ↑
Canary Wharf87 min ↑
City82 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 dock16.1 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: 20.8 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.2 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

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

25 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 1.8 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)

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

23

Investment score

Weak

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

Low gross yield (1.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
1.4% (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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

48.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,948m
Crossrail 2 route22,776m

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

SuburbanLow 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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
Local approval rate
87%
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)
15
Largest scheme
12 homes · 211-213, 211-213, Swakeleys Road, Ickenham, UB10 8DP
Pipeline pressure
NONE

Named schemes (500m)

179, 179, SWAKELEYS ROAD, ICKENHAM, UB10 8DN8 homes
completed
18, 18, Three Oaks Close, Ickenham, UB10 8DU2 homes
completed
46 WARREN ROAD, 46, UB10 8AD, UB10 8AD1 homes
completed
FORMING PART OF 2, FORMING PART OF 2, ENSTONE ROAD, ICKENHAM, UB10 8EZ1 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 8EL

Full postcodeUB10 8EL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.561058
Longitude-0.459244
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