Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56583, -0.46070

UB10 8HD— Ickenham & South Harefield, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 11/100

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
82
Schools
100
Transport
11
Environment
42
Investment
51

The bottom line

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

The catch: 71 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8HD

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 8HD

🛡️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 8HD 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 · 10 min walk

KS2: 109.1

—

Secondary

Vyners School

Not yet inspected · 10 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 · 70 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

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 3.0km

Crime is 70% below London average

Property

Prices, sales volume and market trends

Avg floor area116.3 m²

EPC breakdown

C
1%
D
1%
F
1%

Based on 3 properties · Confidence: low

Street mix

Semi 13%Detached 88%

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£290,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+5.5%

Total change

+322%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.6%

per year

Acceleration

+41.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Detached87.5%
Semi-detached12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£193k£240k+24.4%1
Post-dot-com plateau2002–2002£380k£380k+0%1
GFC & correction2012–2012£550k£550k+0%1
Brexit uncertainty2017–2019£823k£665k-19.1%1
Rate-rise correction2022–2022£815k£815k+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
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
18.5 min walk

Nearby stations

Ickenham Underground StationPiccadilly · Metropolitan
17 min walk
Hillingdon Underground StationNational Rail
19 min walk
West Ruislip Underground StationCentral
20 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
31 min walk
Ruislip Underground StationPiccadilly · Metropolitan
35 min walk
No bus stops within 400m

2

Walkability score

3

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 park730m
Santander docks (800m)0
Nearest cycle dock16.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 21.0 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 64%
Less green space than 88% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 1.1 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

29 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 · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

7

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 2.2 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)

1.2km

Post office

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

35.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,196m
Crossrail 2 route23,106m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
16
Local approval rate
82%
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)
25
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
145, 145, Swakeleys Road, UB102 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 8HD

Full postcodeUB10 8HD
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.565833
Longitude-0.460699
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