Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56287, -0.45826

UB10 8EU— Ickenham & South Harefield, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 18/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
82
Schools
100
Transport
18
Environment
45
Investment
29

The bottom line

UB10 8EU 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 8EU

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-70.0% vs London avg

Deep-dive guides for UB10 8EU

🛡️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 8EU 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 · 11 min walk

KS2: 109.1

—

Secondary

Vyners School

Not yet inspected · 7 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 · 66 min walk

1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 3.5km

Crime is 70% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,605/m²
Price per ft²£614/ft²
Avg floor area113.4 m²

EPC breakdown

C
7%
D
15%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 81%Terraced 12%Detached 7%

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£283,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

+1.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 41 sales

Property Type Mix

Total: 41 sales

Detached7.3%
Semi-detached80.5%
Terraced12.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£239k+83.5%1.4
Post-dot-com plateau2001–2004£316k£358k+13.5%1.2
Pre-crash peak2005–2007£363k£384k+5.9%2.7
GFC & correction2008–2012£365k£438k+20%1.2
Help-to-Buy recovery2013–2015£473k£610k+29.1%2
Brexit uncertainty2017–2019£715k£647k-9.5%1
Pandemic surge2021–2021£690k£690k+0%1
Rate-rise correction2022–2023£725k£825k+13.8%1.5
Current market2024–2025£791k£768k-3%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.8%
District
4.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing5
Trend Position75

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
14 min walk

Nearby stations

Ickenham Underground StationPiccadilly · Metropolitan
14 min walk
Hillingdon Underground StationNational Rail
15 min walk
West Ruislip Underground StationCentral
20 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
28 min walk
Ruislip Underground StationPiccadilly · Metropolitan
34 min walk
No bus stops within 400m

3

Walkability score

9

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock16.0 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 AONB10% green spaceTree canopy: 37%
Above 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

28 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 · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

9

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 · 2.0 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)

983m

Post office

Nearby shops

Costsave790 m

Nearby pharmacies

Winchester Pharmacy795 m
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

29

Investment score

Weak

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

55.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,939m
Crossrail 2 route22,808m

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
14
Local approval rate
88%
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)
13
Largest scheme
12 homes · 211-213, 211-213, Swakeleys Road, Ickenham, UB10 8DP
Pipeline pressure
NONE

Named schemes (500m)

137 SWAKELEYS ROAD, 137, Swakeleys Road, Ickenham, UB10 8DL8 homes
completed
179, 179, SWAKELEYS ROAD, ICKENHAM, UB10 8DN8 homes
completed
135, 135, Swakeleys Road, Ickenham, UB10 8DL5 homes
completed
18, 18, Three Oaks Close, Ickenham, UB10 8DU2 homes
completed
135, 135, SWAKELEYS ROAD, ICKENHAM, UB10 8DL2 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 8EU

Full postcodeUB10 8EU
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.562870
Longitude-0.458259
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