Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.55789, -0.43715

UB10 8PL— Ickenham & South Harefield, Hillingdon

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

The family fortress

 

Schools 100%Safety 86/100Transport 25/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
86
Schools
90
Transport
25
Environment
48
Investment
30

The bottom line

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

The catches: 87 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB10 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for UB10 8PL

🛡️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 8PL 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 · 1 min walk

KS2: 106.8

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 7 min walk

P8: +0.55A8: 54.8

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-58% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour27%
Other14%
Vehicle crime10%
Burglary10%
Drug offences6%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.3km

Crime is 51% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,327/m²
Price per ft²£588/ft²
Avg floor area99 m²

EPC breakdown

B
1%
D
7%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 86%Terraced 14%

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£247,500
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 EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+653%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.4%

per year

Acceleration

+10.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached85.7%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£86k£200k+132.6%1.5
GFC & correction2009–2012£320k£310k-3.1%1
Help-to-Buy recovery2014–2015£415k£634k+52.8%1
Brexit uncertainty2018–2019£514k£555k+8.1%1.5
Pandemic surge2020–2021£570k£465k-18.4%1
Current market2024–2025£525k£648k+23.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.1%
District
8.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75
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
6.6 min walk
West Ruislip

Nearby stations

Ickenham Underground StationPiccadilly · Metropolitan
7 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
12 min walk
West Ruislip Underground StationCentral
16 min walk
West RuislipNational Rail
17 min walk
Ruislip Underground StationPiccadilly · Metropolitan
23 min walk
No bus stops within 400m

4

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★87 min
Victoria90 min ↑
Waterloo89 min ↑
Canary Wharf97 min ↑
City93 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park504m
Santander docks (800m)0
Nearest cycle dock14.6 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: 19.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 67%
More green space than 76% of London

Nearest SSSI: Ruislip Woods SSSI — 3.9 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

WOOD LANE MEDICAL CENTRE

2A WOOD LANE, HA4 6ER

21 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Coach & Horses (816 m)

Nearest supermarketHillingdon Food Centre · 3.1 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)

864m

Post office

Nearby shops

am2pm Newsagents739 m

Nearby pubs

Coach & Horses816 m
The Old Fox894 m
The Tichenham Inn900 m
Food hygiene (5-star)50% of 6

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

30

Investment score

Weak

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score18/100
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

8/100

Velocity score

Future outlook

56.4

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,378m
Crossrail 2 route21,254m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,201 nationally

1,617

Est. population

6,408/km²

66%

Employed

43%

Degree educated

£52,100

Median income

2.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

25%
15%
26%
19%
15%
Under 1825%
18–3415%
35–4926%
50–6419%
65+15%

Tenure

37%
43%
Own outright37%
Own (mortgage)43%
Private rent13%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

66%
18%
White British66%
White Other9%
Asian18%
Black1%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine12%
No car household10%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent12%
Social rent7%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
5
Planning apps (3 years)
2
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
8 homes · LAND REAR OF 61, LAND REAR OF 61, GLEBE AVENUE, ICKENHAM, UB10 8PD
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF 61, LAND REAR OF 61, GLEBE AVENUE, ICKENHAM, UB10 8PD8 homes
completed
51, 51, ST GILES AVENUE, ICKENHAM, UB10 8RL2 homes
completed
90A, 90A, Glebe Avenue, Ickenham, UB10 8PD2 homes
completed
94, 94, Glebe Avenue, Ickenham, UB10 8PD2 homes
completed
LAND R/O 2 MILVERTON DRIVE & 21, LAND R/O 2 MILVERTON DRIVE & 21, BURNHAM AVENUE, ICKENHAM, UB10 8RT1 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 8PL

Full postcodeUB10 8PL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.557888
Longitude-0.437150
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