Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.55806, -0.45676

UB10 8QA— Ickenham & South Harefield, Hillingdon

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

The family fortress

 

Schools 100%Safety 81/100Transport 23/100~2% 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
55
Safety
81
Schools
100
Transport
23
Environment
49
Investment
23

The bottom line

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

The catch: 68 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8QA

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 8QA

🛡️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 8QA 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 · 17 min walk

KS2: 109.1

—

Secondary

Vyners School

Not yet inspected · 5 min walk

P8: +0.37A8: 55.0

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 · 59 min walk

0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.9km

Crime is 61% 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£6,842/m²
Price per ft²£636/ft²
Avg floor area126.1 m²

EPC breakdown

C
6%
D
17%
E
8%

Based on 31 properties · Confidence: high

Street mix

Semi 28%Detached 72%

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£315,250
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, 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

1996–2025 · CAGR

+7.1%

Total change

+639%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.8%

per year

Acceleration

+37.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 65 sales

Property Type Mix

Total: 65 sales

Detached72.3%
Semi-detached27.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£136k£218k+59.9%3.2
Post-dot-com plateau2001–2004£314k£378k+20.6%3.3
Pre-crash peak2005–2007£325k£397k+22%4
GFC & correction2009–2012£360k£455k+26.4%2.8
Help-to-Buy recovery2014–2016£650k£832k+27.9%2.7
Brexit uncertainty2018–2018£695k£695k+0%1
Pandemic surge2020–2021£613k£562k-8.4%1.5
Rate-rise correction2022–2023£922k£750k-18.7%1
Current market2024–2025£740k£1.00m+35.8%2.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
5.9%
District
5.9%
Semi-detached+0% α
Local
7.1%
District
7.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
8 min walk

Nearby stations

Hillingdon Underground StationNational Rail
9 min walk
Ickenham Underground StationPiccadilly · Metropolitan
14 min walk
West Ruislip Underground StationCentral
23 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
24 min walk
Ruislip Underground StationPiccadilly · Metropolitan
35 min walk
No bus stops within 400m

5

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★68 min
Victoria70 min ↑
Waterloo70 min ↑
Canary Wharf78 min ↑
City74 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 park615m
Santander docks (800m)0
Nearest cycle dock15.9 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
670m

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: 20.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 37%
More green space than 78% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 1.5 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

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

23 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Swallow (744 m)

No restaurants within 800m — nearest: Greggs (982 m)

Nearest supermarketSainsbury's · 1.6 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)

967m

Post office

Nearby shops

Co-op Food948 m

Nearby restaurants

Greggs982 m

Nearby pubs

The Swallow744 m

Nearby pharmacies

Boots958 m
Food hygiene (5-star)50% of 2

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

23

Investment score

Weak

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

Low gross yield (2.1%) 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
2.1% (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

49.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,691m
Crossrail 2 route22,470m

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)
2
Planning apps (12 months)
12
Planning apps (3 years)
4
Local approval rate
83%
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)
9
Largest scheme
8 homes · 137 SWAKELEYS ROAD, 137, Swakeleys Road, Ickenham, UB10 8DL
Pipeline pressure
NONE

Named schemes (500m)

REAR OF 54, REAR OF 54, SWAKELYES DRIVE,, ICKENHAM, UB10 8QE2 homes
completed
LAND REAR AND FORMING PART OF 21 & 23, LAND REAR AND FORMING PART OF 21 & 23, THE GROVE, ICKENHAM, UB10 8QJ1 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 8QA

Full postcodeUB10 8QA
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.558058
Longitude-0.456763
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
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