Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.55023, -0.45313

UB10 9AB— Hillingdon East, Hillingdon

Location and area intelligence for UB10 9AB, Hillingdon East, Hillingdon

London's quiet achiever

 

Safety 78/100Transport 27/100~2% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
—
Transport
27
Environment
52
Investment
26

The bottom line

UB10 9AB offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 74 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB10 9AB

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-24.0% vs London avg

Deep-dive guides for UB10 9AB

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

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Compare UB10 9AB with:

Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How UB10 9AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Oak Farm Primary School

Not yet inspected · 10 min walk

—

Secondary

Vyners School

Not yet inspected · 14 min walk

P8: +0.37A8: 55.0

Childcare

★★

Childcare

McMillan Nursery School

Good · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
↑ Rising 7000.0%

from a low base — still below London average

-34% vs borough

Crime by type

Anti-social behaviour30%
Other21%
Violence & sexual offences15%
Vehicle crime14%
Drug offences8%
Burglary7%
Theft4%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.0km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,539/m²
Price per ft²£700/ft²
Avg floor area126.3 m²

EPC breakdown

C
3%
D
17%
E
9%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 20%Detached 80%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£315,750
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 EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.4%

per year

Acceleration

+14.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 45 sales

Property Type Mix

Total: 45 sales

Detached80%
Semi-detached20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£145k£210k+44.8%3.7
Post-dot-com plateau2001–2004£270k£403k+49.1%1.2
Pre-crash peak2006–2007£490k£425k-13.3%2.5
Help-to-Buy recovery2013–2016£454k£710k+56.4%1.2
Brexit uncertainty2017–2019£710k£1.03m+45.8%1.7
Pandemic surge2021–2021£780k£780k+0%1
Current market2025–2026£860k£1.07m+24.4%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
7.6%
District
7.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
5 min walk

Nearby stations

Hillingdon Underground StationNational Rail
6 min walk
Ickenham Underground StationPiccadilly · Metropolitan
19 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
22 min walk
West Ruislip Underground StationCentral
30 min walk
Ruislip Gardens Underground StationCentral
40 min walk
No bus stops within 400m

5

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★74 min
Victoria77 min ↑
Waterloo77 min ↑
Canary Wharf84 min ↑
City82 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)290
Nearest car park391m
Santander docks (800m)0
Nearest cycle dock15.5 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
391m

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: 20.2 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 10%
More green space than 88% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.2 km

Energy

Solar: 858 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 yield857.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

20 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.7 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 (490 m)

Nearest supermarketHillingdon Food Centre · 2.2 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)

315m

Post office

Nearby shops

Co-op Food321 m

Nearby restaurants

Greggs314 m

Nearby pubs

The Swallow490 m

Nearby pharmacies

Boots318 m

Nearby health

Oak Farm Clinic732 m
Acorn Medical Centre930 m
Food hygiene (5-star)46% 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

A

High street health

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

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

Low gross yield (1.7%) 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
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

40

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,228m
Crossrail 2 route21,843m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,548 nationally

1,438

Est. population

5,709/km²

54%

Employed

42%

Degree educated

£52,100

Median income

4.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

20%
17%
18%
20%
25%
Under 1820%
18–3417%
35–4918%
50–6421%
65+25%

Tenure

45%
29%
13%
Own outright45%
Own (mortgage)29%
Private rent13%
Social rent12%
Shared ownership0%

Ethnicity

44%
33%
White British44%
White Other9%
Asian33%
Black4%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household20%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent13%
Social rent12%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
7
Local approval rate
80%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
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
297, 297, Long Lane, UXBRIDGE, UB10 9JY36 homes
completed
55-77, 55-77, SWEETCROFT LANE, BLOSSOM WAY (LAND AT REAR OF 28-36), UB1024 homes
completed
REAR, 55-77, REAR, 55-77, SWEETCROFT LANE, BLOSSOM WAY (28-36), UB1024 homes
completed
LAND AT REAR OF, 5-9, LAND AT REAR OF, 5-9, SWEETCROFT LANE, UB1014 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.5%
Ward turnout
32%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Colleen Margaret Anne SullivanConservative
Wayne BridgesConservative
Alan ChapmanConservative

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Key facts for UB10 9AB

Full postcodeUB10 9AB
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.550232
Longitude-0.453134
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