Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56169, -0.44969

UB10 8NU— Ickenham & South Harefield, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 27/100~6% 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
57
Safety
85
Schools
100
Transport
27
Environment
45
Investment
58

The bottom line

UB10 8NU 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 8NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for UB10 8NU

🛡️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 8NU 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 · 12 min walk

KS2: 109.1

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 6 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 · 62 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

37.3 incidents per 1,000 residents

Better than 73% of London
→ Stable

-51% vs borough

Crime by type

Other45%
Violence & sexual offences25%
Vehicle crime11%
Anti-social behaviour8%
Burglary6%
Theft4%
Robbery2%
Drug offences0%

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) · 3.1km

Crime is 43% 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£5,924/m²
Price per ft²£550/ft²
Avg floor area42.6 m²

EPC breakdown

C
8%
D
11%

Based on 19 properties · Confidence: medium

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

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£106,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.4%

Total change

+279%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.8%

per year

Acceleration

+0.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£99k+72.6%2.3
Post-dot-com plateau2001–2004£106k£152k+43.8%2
Pre-crash peak2006–2007£180k£189k+5.3%2.5
GFC & correction2008–2010£185k£187k+1.1%1
Help-to-Buy recovery2014–2014£228k£228k+0%2
Brexit uncertainty2018–2018£224k£224k+0%2
Pandemic surge2020–2021£293k£290k-1%1
Current market2024–2026£250k£218k-12.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.4%
District
4.4%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
6.2 min walk

Nearby stations

Ickenham Underground StationPiccadilly · Metropolitan
6 min walk
Hillingdon Underground StationNational Rail
11 min walk
West Ruislip Underground StationCentral
15 min walk
Ruislip Underground StationPiccadilly · Metropolitan
28 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
32 min walk
No bus stops within 400m

7

Walkability score

12

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)

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Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park494m
Santander docks (800m)0
Nearest cycle dock15.5 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: 20.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.8 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

24 min walk

93%

Recommend GP

93%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Tichenham Inn (457 m)

No restaurants within 800m — nearest: Greggs (1.2 km)

Nearest supermarketSainsbury's · 2.3 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)

473m

Post office

Nearby shops

am2pm Newsagents412 m
The Village Baker447 m
Euros450 m
Costsave457 m

Nearby cafes

Ickenham Cafe450 m

Nearby restaurants

Greggs1.2 km

Nearby pubs

The Tichenham Inn457 m
Coach & Horses516 m
The Old Fox615 m
The Swallow897 m

Nearby pharmacies

Winchester Pharmacy454 m
Boots1.2 km

Nearby health

Denpure452 m
Food hygiene (5-star)39% of 33

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

58

Investment score

Good

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
6.5% (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

63.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,332m
Crossrail 2 route22,220m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,540 nationally

1,422

Est. population

4,111/km²

62%

Employed

46%

Degree educated

£52,100

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

20%
18%
20%
20%
23%
Under 1820%
18–3418%
35–4920%
50–6420%
65+23%

Tenure

40%
31%
21%
Own outright40%
Own (mortgage)31%
Private rent21%
Social rent8%
Shared ownership0%

Ethnicity

63%
17%
White British63%
White Other12%
Asian17%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household19%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent21%
Social rent8%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
15
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)
11
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)
11
Largest scheme
28 homes · LAND AT BETWEEN, 119-129 & R/O 113-119, LAND AT BETWEEN, 119-129 & R/O 113-119, LONG LANE, UB10
Pipeline pressure
NONE

Named schemes (500m)

66, 66, Long Lane, Ickenham, UB10 8SZ9 homes
completed
REAR OF 54, REAR OF 54, SWAKELYES DRIVE,, ICKENHAM, UB10 8QE2 homes
completed
31, 31, The Avenue, Ickenham, UB10 8NR1 homes
completed
SWAKELEYS HOUSE, SWAKELEYS HOUSE, MILTON ROAD, ICKENHAM, UB101 homes
completed
Land forming part of 66, Land forming part of 66, Long Lane, Ickenham, UB10 8SZ1 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 8NU

Full postcodeUB10 8NU
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.561687
Longitude-0.449687
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