Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56839, -0.43558

UB10 8TH— Ickenham & South Harefield, Hillingdon

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

Under-the-radar value

 

Schools 100%Safety 83/100Transport 33/100Yield 5.23%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
58
Safety
83
Schools
60
Transport
33
Environment
45
Investment
47

The bottom line

UB10 8TH offers exceptional schools (100% Good/Outstanding) and low crime at £310,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 8TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-40.4% vs London avg
vs London income+7.6% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for UB10 8TH

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

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“Under-the-radar value”

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How UB10 8TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bishop Winnington-Ingram CofE Primary School

Not yet inspected · 13 min walk

KS2: 102.2

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 15 min walk

P8: +0.55A8: 54.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.8 incidents per 1,000 residents

Better than 62% of London
→ Stable

-33% vs borough

Crime by type

Other33%
Violence & sexual offences29%
Anti-social behaviour23%
Vehicle crime8%
Burglary3%
Theft2%
Robbery2%
Drug offences1%

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) · 2.2km

Crime is 22% below London average

Property

2 Jul

Prices, sales volume and market trends

£310,000

Median sale price

Bottom 25% — 40% below London median

£310,000 is 40% below the London median (£520,000)

+12.1%

This year

Flat

Dominant type

Price history

5-year change
+3.3%
Sales (24 months)8
New build0.0%
Avg semi-detached£510,000
Avg terraced£506,500
Avg flat£250,000
Price per m²£5,905/m²
Price per ft²£549/ft²
Avg floor area52.9 m²

EPC breakdown

C
53%
D
37%
E
1%

Based on 91 properties · Confidence: high

Street mix

Semi 7%Terraced 26%Detached 1%Flat 67%

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

Stamp duty

Standard buyer£3,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.9×

Price-to-income

£1,551/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£132,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.7%

Total change

+213%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.0%

per year

Acceleration

+17.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 150 sales

Property Type Mix

Total: 150 sales

Detached0.7%
Semi-detached7.3%
Terraced28%
Flat/maisonette64%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£114k+42.5%6.7
Post-dot-com plateau2001–2004£99k£192k+95.4%6.2
Pre-crash peak2005–2007£155k£180k+16.3%6.7
GFC & correction2009–2012£143k£190k+32.8%3
Help-to-Buy recovery2013–2016£305k£268k-12.3%4
Brexit uncertainty2017–2019£310k£269k-13.2%3.3
Pandemic surge2020–2021£268k£300k+11.8%3.5
Rate-rise correction2022–2023£280k£283k+0.9%5.5
Current market2024–2026£476k£250k-47.5%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.1%
District
5.1%
Terraced+0% α
Local
6.4%
District
6.4%

CAGR over 30yr 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
West Ruislip Underground StationCentral line
2.1 min walk
West Ruislip

Nearby stations

West RuislipNational Rail
3 min walk
West Ruislip Underground StationCentral
3 min walk
Ickenham Underground StationPiccadilly · Metropolitan
10 min walk
Ruislip Underground StationPiccadilly · Metropolitan
13 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
21 min walk
2 bus routes · 1 stops within 400m · 26 buses/hr peak

35

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★59 min
Waterloo61 min ↑
Canary Wharf70 min ↑
City64 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)28
Nearest car park147m
Santander docks (800m)0
Nearest cycle dock14.7 km

Nearby car parks

🅿️
West Ruislip Station Car Park· yes
147m
🅿️
Kingsend South Car Park· yes
798m

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: 19.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.7 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

11 min walk

93%

Recommend GP

93%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Fox (615 m)

Nearest supermarketAldi · 2.6 km
1 sports halls

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)

757m

Post office

Nearby shops

Tesco Express283 m
am2pm Newsagents846 m

Nearby cafes

Coffee Bar218 m

Nearby restaurants

Curry Cottage217 m
Ickenham Fish Bar281 m
The White Bear494 m
The Orchard Beefeater588 m

Nearby pubs

The Old Fox615 m
Coach & Horses718 m
The Tichenham Inn775 m

Nearby gyms

CrossFit Ickenham193 m
Ruislip Golf Centre283 m
Food hygiene (5-star)53% of 19

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

47

Investment score

Moderate

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

70.9

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,629m
Crossrail 2 route21,458m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,737 nationally

2,483

Est. population

6,447/km²

66%

Employed

52%

Degree educated

£45,200

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

46

Community stability

Age profile

24%
21%
27%
16%
Under 1824%
18–3421%
35–4927%
50–6413%
65+16%

Tenure

27%
35%
29%
Own outright27%
Own (mortgage)35%
Private rent29%
Social rent6%
Shared ownership4%

Ethnicity

48%
13%
28%
White British48%
White Other13%
Asian28%
Black4%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household21%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent29%
Social rent6%

vs. London

Income vs London+7.6%
Price vs London-40.4%

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)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
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)
2
Largest scheme
415 homes · R A F WEST RUISLIP, R A F WEST RUISLIP, HIGH ROAD, ICKENHAM, UB10 8
Pipeline pressure
NONE

Named schemes (500m)

Former RAF West Ruislip, Former RAF West Ruislip, High Street, Ickenham, UB10 8LY25 homes
completed
91 - 93, 91 - 93, HIGH ROAD, ICKENHAM, UB10 8LH2 homes
completed
174 AYLSHAM DRIVE, 174, Aylsham Drive, ICKENHAM, UB10 8UF1 homes
completed
174 AYLSHAM DRIVE, ICKENHAM, UB10 8UF1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£310,000)

£3,000

Standard buyer

£0

First-time buyer

Save £3,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB10 8TH

Full postcodeUB10 8TH
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.568388
Longitude-0.435578
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