Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.55604, -0.45014

UB10 8PY— Ickenham & South Harefield, Hillingdon

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

One of London's quieter, safer enclaves

 

Safety 81/100Transport 29/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
81
Schools
—
Transport
29
Environment
42
Investment
24

The bottom line

UB10 8PY offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 65 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8PY

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-61.0% vs London avg

Deep-dive guides for UB10 8PY

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How UB10 8PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Oak Farm Primary School

Not yet inspected · 17 min walk

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 6 min walk

P8: +0.55A8: 54.8

Childcare

★★

Childcare

McMillan Nursery School

Good · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.5 incidents per 1,000 residents

Better than 82% of London
↑ Rising 1800.0%

from a low base — still below London average

-66% vs borough

Crime by type

Violence & sexual offences29%
Other18%
Vehicle crime18%
Anti-social behaviour16%
Burglary16%
Drug offences3%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.7km

Crime is 61% 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£6,110/m²
Price per ft²£568/ft²
Avg floor area119.7 m²

EPC breakdown

A
1%
C
1%
D
11%
E
4%
F
2%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 6%Detached 94%

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£299,250
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, no insulation (assumed)
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

1995–2026 · CAGR

+6%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.3%

per year

Acceleration

-64.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Detached94.4%
Semi-detached5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£120k£237k+97.9%1.3
Post-dot-com plateau2001–2004£235k£390k+66.1%1.5
Pre-crash peak2006–2007£366k£520k+42.3%1.5
GFC & correction2008–2012£595k£365k-38.7%1.5
Help-to-Buy recovery2013–2015£416k£555k+33.6%2
Brexit uncertainty2017–2019£645k£623k-3.5%2.3
Pandemic surge2020–2021£765k£615k-19.6%2
Rate-rise correction2023–2023£900k£900k+0%1
Current market2026–2026£735k£735k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
4.6%
District
4.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Hillingdon Underground StationPiccadilly line
3.1 min walk

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
3 min walk
Hillingdon Underground StationNational Rail
3 min walk
Ickenham Underground StationPiccadilly · Metropolitan
11 min walk
West Ruislip Underground StationCentral
22 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
27 min walk
No bus stops within 400m

7

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★65 min
Victoria68 min ↑
Waterloo67 min ↑
Canary Wharf75 min ↑
City67 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)

Total spaces (800m)290
Nearest car park245m
Santander docks (800m)0
Nearest cycle dock15.4 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
296m

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: 20.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 37%
Less green space than 96% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.0 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

SOUTHCOTE CLINIC

SOUTHCOTE RISE, HA4 7LJ

31 min walk

93%

Recommend GP

93%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 2.8 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

574m

Post office

Nearby shops

Co-op Food552 m
am2pm Newsagents874 m
The Village Baker1.1 km
Euros1.1 km

Nearby cafes

Ickenham Cafe1.1 km

Nearby restaurants

Greggs591 m

Nearby pubs

The Swallow284 m
The Tichenham Inn1.0 km
Coach & Horses1.0 km

Nearby pharmacies

Boots563 m
Winchester Pharmacy1.1 km

Nearby health

Denpure1.1 km
Food hygiene (5-star)42% of 26

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

24

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

43.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,189m
Crossrail 2 route21,958m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,733 nationally

1,489

Est. population

4,066/km²

59%

Employed

45%

Degree educated

£52,100

Median income

3.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

22%
14%
18%
23%
23%
Under 1822%
18–3414%
35–4918%
50–6423%
65+23%

Tenure

47%
40%
Own outright47%
Own (mortgage)40%
Private rent7%
Social rent6%

Ethnicity

52%
32%
White British52%
White Other6%
Asian32%
Black2%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household9%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent7%
Social rent6%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
10
Local approval rate
89%
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)
20
Largest scheme
37 homes · LAND AT REAR OF, 313-327, LAND AT REAR OF, 313-327, LONG LANE, UB8
Pipeline pressure
NONE

Named schemes (500m)

LAND AT REAR OF, 313-327, LAND AT REAR OF, 313-327, LONG LANE, UB837 homes
completed
LAND AT BETWEEN, 119-129 & R/O 113-119, LAND AT BETWEEN, 119-129 & R/O 113-119, LONG LANE, UB1028 homes
completed
325-331, 325-331, LONG LANE, HILLINGDON, UB10 9JU12 homes
completed
88, 88, Long Lane, Ickenham, UB10 8SX9 homes
completed
4, 4, Hercies Road, Hillingdon, UB10 9NA7 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 8PY

Full postcodeUB10 8PY
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.556037
Longitude-0.450138
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