Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.56704, -0.43495

UB10 8UE— Ickenham & South Harefield, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 31/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
59
Safety
82
Schools
90
Transport
31
Environment
45
Investment
62

The bottom line

UB10 8UE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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 8UE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for UB10 8UE

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB10 8UE 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 · 12 min walk

KS2: 106.8

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 14 min walk

P8: +0.55A8: 54.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.6 incidents per 1,000 residents

Better than 55% of London
→ Stable

-22% vs borough

Crime by type

Anti-social behaviour31%
Other29%
Violence & sexual offences19%
Vehicle crime10%
Burglary9%
Theft1%
Drug offences0%
Robbery0%

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 · 1.7km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,089/m²
Price per ft²£566/ft²
Avg floor area42 m²

EPC breakdown

C
19%
D
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 8%Terraced 2%Flat 91%

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£105,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.3%

Total change

+395%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

-11.37

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached8.2%
Terraced1.6%
Flat/maisonette90.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£87k+64.8%2.8
Post-dot-com plateau2001–2004£125k£145k+16%2.8
Pre-crash peak2005–2007£148k£168k+13.6%3
GFC & correction2008–2012£205k£168k-18.3%1.7
Help-to-Buy recovery2013–2015£218k£206k-5.3%2
Brexit uncertainty2017–2019£275k£254k-7.8%2.7
Rate-rise correction2022–2022£283k£283k+0%1
Current market2024–2026£225k£260k+15.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
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
3.9 min walk
West Ruislip

Nearby stations

West Ruislip Underground StationCentral
4 min walk
West RuislipNational Rail
5 min walk
Ickenham Underground StationPiccadilly · Metropolitan
9 min walk
Ruislip Underground StationPiccadilly · Metropolitan
13 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
21 min walk
No bus stops within 400m

17

Walkability score

114

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 park302m
Santander docks (800m)0
Nearest cycle dock14.6 km

Nearby car parks

🅿️
West Ruislip Station Car Park· yes
302m

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 — 2.9 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

SOUTHCOTE CLINIC

SOUTHCOTE RISE, HA4 7LJ

13 min walk

93%

Recommend GP

93%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.9 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 (581 m)

Nearest supermarketAldi · 2.5 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)

716m

Post office

Nearby shops

Tesco Express389 m
am2pm Newsagents781 m

Nearby cafes

Coffee Bar357 m

Nearby restaurants

Curry Cottage357 m
Ickenham Fish Bar389 m
The White Bear598 m
The Orchard Beefeater703 m

Nearby pubs

The Old Fox581 m
Coach & Horses667 m
The Tichenham Inn741 m

Nearby gyms

CrossFit Ickenham348 m
Ruislip Golf Centre434 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

62

Investment score

Good

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
6.2% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,539m
Crossrail 2 route21,384m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,340 nationally

1,330

Est. population

5,097/km²

71%

Employed

47%

Degree educated

£45,200

Median income

4.2%

Claimant rate

SuburbanMedium densityEstablished mixed

38

Community stability

Age profile

24%
24%
26%
15%
Under 1824%
18–3424%
35–4926%
50–6415%
65+12%

Tenure

28%
24%
44%
Own outright28%
Own (mortgage)24%
Private rent44%
Social rent3%
Shared ownership1%

Ethnicity

54%
13%
18%
White British54%
White Other13%
Asian18%
Black3%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household19%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent44%
Social rent3%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
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)

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
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Martin GoddardConservative
Eddie LaveryConservative
Kaushik Kumar BanerjeeConservative

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Key facts for UB10 8UE

Full postcodeUB10 8UE
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.567039
Longitude-0.434946
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