Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56826, -0.43981

UB10 8FB— Ickenham & South Harefield, Hillingdon

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

The family fortress

 

Schools 100%Safety 83/100Transport 33/100Yield 6.61%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
83
Schools
90
Transport
33
Environment
48
Investment
53

The bottom line

UB10 8FB offers exceptional schools (100% Good/Outstanding) and low crime at £245,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8FB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-52.9% vs London avg
vs London income+7.6% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for UB10 8FB

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

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“The family fortress”

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How UB10 8FB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Glebe Primary School

Good · Inspected May 2023 · 14 min walk

KS2: 106.8

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 13 min walk

P8: +0.55A8: 54.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.8 incidents per 1,000 residents

Better than 62% of London
→ Stable

-33% vs borough

Crime by type

Other33%
Violence & sexual offences29%
Anti-social behaviour23%
Vehicle crime8%
Burglary3%
Theft2%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.3km

Crime is 22% below London average

Property

2 Jul

Prices, sales volume and market trends

£245,000

Median sale price

Bottom 25% — 53% below London median

£245,000 is 53% below the London median (£520,000)

-31.4%

This year

Flat

Dominant type

Price history

5-year change
-31.4%
Sales (24 months)8
New build0.0%
Avg flat£245,000
Price per m²£3,787/m²
Price per ft²£352/ft²
Avg floor area64.7 m²

EPC breakdown

B
55%
C
2%

Based on 57 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,350

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.4×

Price-to-income

£1,226/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£161,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2026 · CAGR

+-0.1%

Total change

-1%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-20.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 116 sales

Property Type Mix

Total: 116 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£211k£211k+0%65
Brexit uncertainty2017–2019£486k£350k-28%11.7
Rate-rise correction2022–2023£160k£265k+65.6%3.5
Current market2024–2026£285k£210k-26.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-0.1%
District
-0.1%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
West Ruislip Underground StationCentral line
2.5 min walk
West Ruislip

Nearby stations

West Ruislip Underground StationCentral
3 min walk
West RuislipNational Rail
3 min walk
Ickenham Underground StationPiccadilly · Metropolitan
9 min walk
Ruislip Underground StationPiccadilly · Metropolitan
16 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
22 min walk
2 bus routes · 2 stops within 400m · 52 buses/hr peak

32

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★59 min
Waterloo61 min ↑
Canary Wharf70 min ↑
City64 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)28
Nearest car park322m
Santander docks (800m)0
Nearest cycle dock15.0 km

Nearby car parks

🅿️
West Ruislip Station Car Park· yes
322m

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: 19.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 19%
More green space than 76% of London

Nearest SSSI: Ruislip Woods SSSI — 2.7 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

12 min walk

93%

Recommend GP

93%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Old Fox (403 m)

Nearest supermarketHillingdon Food Centre · 4.2 km
1 swimming pools1 sports halls

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)

541m

Post office

Nearby shops

Tesco Express92 m
The Village Baker597 m
Euros609 m
Costsave624 m

Nearby cafes

Coffee Bar194 m
Ickenham Cafe612 m

Nearby restaurants

Ickenham Fish Bar97 m
Curry Cottage198 m
The White Bear723 m
The Orchard Beefeater791 m

Nearby pubs

The Old Fox403 m
Coach & Horses521 m
The Tichenham Inn548 m

Nearby gyms

Ruislip Golf Centre279 m
CrossFit Ickenham329 m

Nearby pharmacies

Winchester Pharmacy620 m

Nearby health

Denpure618 m
Food hygiene (5-star)49% of 39

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

A

High street health

Investment

Investment grade, yield and market outlook

53

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
Gross yield
6.6% (high)London avg: 3.8%Strong yield — top 9% 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

65.1

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,902m
Crossrail 2 route21,742m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,737 nationally

2,483

Est. population

6,447/km²

66%

Employed

52%

Degree educated

£45,200

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

46

Community stability

Age profile

24%
21%
27%
16%
Under 1824%
18–3421%
35–4927%
50–6413%
65+16%

Tenure

27%
35%
29%
Own outright27%
Own (mortgage)35%
Private rent29%
Social rent6%
Shared ownership4%

Ethnicity

48%
13%
28%
White British48%
White Other13%
Asian28%
Black4%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household21%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent29%
Social rent6%

vs. London

Income vs London+7.6%
Price vs London-52.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
5
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)
4
Largest scheme
415 homes · R A F WEST RUISLIP, R A F WEST RUISLIP, HIGH ROAD, ICKENHAM, UB10 8
Pipeline pressure
NONE

Named schemes (500m)

R A F WEST RUISLIP, R A F WEST RUISLIP, HIGH ROAD, ICKENHAM, UB10 8415 homes
completed
Former RAF West Ruislip, Former RAF West Ruislip, High Street, Ickenham, UB10 8LY25 homes
completed
15-17, 15-17, High Road, Ickenham, UB10 8LE12 homes
completed
47 & 49, 47 & 49, HIGH ROAD, ICKENHAM, UB10 8LF6 homes
completed
2 PARKFIELD ROAD, 2, UB10 8LN2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£245,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB10 8FB

Full postcodeUB10 8FB
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.568255
Longitude-0.439810
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