Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.55507, -0.45221

UB10 8SS— Ickenham & South Harefield, Hillingdon

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

One of London's quieter, safer enclaves

 

Safety 81/100Transport 30/100~2% 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
30
Environment
46
Investment
25

The bottom line

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

The catches: very high noise — check proximity to rail lines and 68 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for UB10 8SS

🛡️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 8SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Oak Farm Primary School

Not yet inspected · 16 min walk

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 9 min walk

P8: +0.55A8: 54.8

Childcare

★★

Childcare

McMillan Nursery School

Good · 54 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.6km

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£6,647/m²
Price per ft²£617/ft²
Avg floor area113.8 m²

EPC breakdown

C
2%
D
7%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 29%Detached 71%

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£284,500
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

+6.6%

Total change

+539%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.0%

per year

Acceleration

-41.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Detached71%
Semi-detached29%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£103k£208k+101%1.5
Post-dot-com plateau2001–2001£225k£225k+0%1
Pre-crash peak2005–2007£275k£404k+46.7%2.3
GFC & correction2008–2011£385k£470k+22.1%2
Help-to-Buy recovery2013–2015£475k£509k+7.2%1.7
Pandemic surge2020–2021£674k£625k-7.3%1
Rate-rise correction2022–2023£695k£835k+20.1%1.5
Current market2024–2024£660k£660k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
6.1%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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
Hillingdon Underground StationMetropolitan line
2.5 min walk

Nearby stations

Hillingdon Underground StationNational Rail
3 min walk
Ickenham Underground StationPiccadilly · Metropolitan
13 min walk
West Ruislip Underground StationCentral
24 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
25 min walk
Ruislip Underground StationPiccadilly · Metropolitan
35 min walk
No bus stops within 400m

7

Walkability score

28

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 park157m
Santander docks (800m)0
Nearest cycle dock15.5 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
215m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.2 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.9 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): 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

24 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Swallow (290 m)

Nearest supermarketSainsbury's · 1.7 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)

517m

Post office

Nearby shops

Co-op Food497 m

Nearby restaurants

Greggs533 m

Nearby pubs

The Swallow290 m

Nearby pharmacies

Boots507 m
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

25

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (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 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

53.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,299m
Crossrail 2 route22,035m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
8
Local approval rate
91%
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
325-331, 325-331, LONG LANE, HILLINGDON, UB10 9JU12 homes
completed
4, 4, Hercies Road, Hillingdon, UB10 9NA7 homes
completed
Royal Tandori, 2, Royal Tandori, 2, Hercies Road, UB104 homes
completed
REAR OF 54, REAR OF 54, SWAKELYES DRIVE,, ICKENHAM, UB10 8QE2 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 8SS

Full postcodeUB10 8SS
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.555066
Longitude-0.452205
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