Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56724, -0.44376

UB10 8LN— Ickenham & South Harefield, Hillingdon

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

The family fortress

 

Schools 100%Safety 88/100Transport 27/100~1% 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
63
Safety
88
Schools
100
Transport
27
Environment
50
Investment
22

The bottom line

UB10 8LN 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 london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8LN

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-67.0% vs London avg

Deep-dive guides for UB10 8LN

🛡️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 8LN 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 · 8 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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

21.6 incidents per 1,000 residents

Better than 85% of London
→ Stable

-71% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour25%
Vehicle crime25%
Other11%
Drug offences6%
Burglary6%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.4km

Crime is 67% 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£8,595/m²
Price per ft²£798/ft²
Avg floor area131.8 m²

EPC breakdown

A
1%
B
4%
C
3%
D
12%
E
7%
F
1%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 8%Terraced 4%Detached 89%

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£329,500
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
WallsSolid brick, 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

1995–2024 · CAGR

+5.8%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.3%

per year

Acceleration

+34.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 52 sales

Property Type Mix

Total: 52 sales

Detached88.5%
Semi-detached7.7%
Terraced3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£175k£140k-20%1.5
Post-dot-com plateau2002–2004£270k£355k+31.5%2
Pre-crash peak2005–2007£420k£494k+17.6%2.7
GFC & correction2008–2012£538k£625k+16.3%2.2
Help-to-Buy recovery2013–2016£755k£605k-19.9%1.2
Brexit uncertainty2017–2019£575k£635k+10.4%1.7
Pandemic surge2020–2021£639k£895k+40.2%2
Rate-rise correction2022–2023£900k£763k-15.3%2.5
Current market2024–2024£910k£910k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
5.3%
District
5.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
Ickenham Underground StationMetropolitan line
7.4 min walk
West Ruislip

Nearby stations

West Ruislip Underground StationCentral
6 min walk
West RuislipNational Rail
6 min walk
Ickenham Underground StationPiccadilly · Metropolitan
7 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
20 min walk
Ruislip Underground StationPiccadilly · Metropolitan
20 min walk
No bus stops within 400m

13

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★62 min
Victoria65 min ↑
Waterloo64 min ↑
Canary Wharf72 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park343m
Santander docks (800m)0
Nearest cycle dock15.2 km

Nearby car parks

🅿️
West Ruislip Station Car Park· yes
616m

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: 20.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Ruislip Woods SSSI — 2.9 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

15 min walk

93%

Recommend GP

93%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 3.0 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

332m

Post office

Nearby shops

The Village Baker310 m
Euros318 m
Costsave331 m
Tesco Express357 m

Nearby cafes

Ickenham Cafe322 m
Coffee Bar476 m

Nearby restaurants

Ickenham Fish Bar362 m
Curry Cottage480 m

Nearby pubs

The Old Fox245 m
The Tichenham Inn320 m
Coach & Horses348 m

Nearby gyms

Ruislip Golf Centre541 m
CrossFit Ickenham619 m

Nearby pharmacies

Winchester Pharmacy328 m

Nearby health

Denpure326 m
Food hygiene (5-star)49% of 49

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

22

Investment score

Weak

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

Low gross yield (1.5%) 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
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

58.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,125m
Crossrail 2 route21,987m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,999 nationally

1,669

Est. population

4,672/km²

56%

Employed

45%

Degree educated

£52,100

Median income

1.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

22%
20%
21%
25%
Under 1822%
18–3412%
35–4920%
50–6421%
65+25%

Tenure

53%
38%
Own outright53%
Own (mortgage)38%
Private rent8%
Social rent1%
Shared ownership0%

Ethnicity

67%
20%
White British67%
White Other6%
Asian20%
Black1%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household9%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent8%
Social rent1%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
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)
5
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
Coach House, Coach House, Swakeleys Road, Ickenham, UB10 8BG6 homes
completed
47 & 49, 47 & 49, HIGH ROAD, ICKENHAM, UB10 8LF6 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 8LN

Full postcodeUB10 8LN
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.567238
Longitude-0.443755
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