Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.54874, -0.44069

UB10 9AT— Hillingdon East, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 21/100Low yield 2.97%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
49
Safety
80
Schools
60
Transport
21
Environment
45
Investment
39

The bottom line

UB10 9AT offers exceptional schools (100% Good/Outstanding) and low crime at £545,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 74 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 9AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+4.9% vs London avg
vs London income+5.0% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for UB10 9AT

🛡️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 9AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ryefield Primary School

Not yet inspected · 9 min walk

KS2: 103.4

—

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.7 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences29%
Other25%
Anti-social behaviour20%
Vehicle crime8%
Drug offences7%
Burglary6%
Theft5%
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) · 2.0km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£545,500

Median sale price

Above London median by 5%

£545,500 is 5% above the London median (£520,000)

+0.2%

This year

Terraced

Dominant type

Price history

5-year change
+13.1%
Sales (24 months)5
New build0.0%
Avg semi-detached£570,250
Avg terraced£502,551
Price per m²£6,380/m²
Price per ft²£593/ft²
Avg floor area86.8 m²

EPC breakdown

C
1%
D
13%
E
8%

Based on 22 properties · Confidence: medium

Street mix

Semi 16%Terraced 80%Detached 3%

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£14,775
First-time buyerFTB
£6,025
Additional propertyBTL/2nd
£31,140

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

12.4×

Price-to-income

£2,729/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£217,000
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, no insulation (assumed)
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

1995–2025 · CAGR

+6.9%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

+21.59

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 61 sales

Property Type Mix

Total: 61 sales

Detached3.3%
Semi-detached16.4%
Terraced80.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£125k+66.7%3
Post-dot-com plateau2001–2004£145k£250k+72.4%2.7
Pre-crash peak2005–2007£229k£269k+17.2%3.7
GFC & correction2009–2012£234k£268k+14.7%3
Help-to-Buy recovery2013–2014£266k£325k+22.2%1.5
Brexit uncertainty2017–2019£415k£458k+10.2%1.7
Pandemic surge2021–2021£483k£483k+0%4
Rate-rise correction2022–2022£575k£575k+0%1
Current market2024–2025£503k£548k+9%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.7%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
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 StationPiccadilly line
10.1 min walk

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
11 min walk
Hillingdon Underground StationNational Rail
11 min walk
Ickenham Underground StationPiccadilly · Metropolitan
18 min walk
West Ruislip Underground StationCentral
29 min walk
Ruislip Gardens Underground StationCentral
31 min walk
No bus stops within 400m

4

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★74 min
Victoria77 min ↑
Waterloo77 min ↑
Canary Wharf84 min ↑
City81 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

0

Car parks (800m)

0

EV chargers (800m)

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

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 3.0 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): 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 yield857.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

32 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Swallow (779 m)

No restaurants within 800m — nearest: Greggs (601 m)

Nearest supermarketHillingdon Food Centre · 2.1 km

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)

469m

Post office

Nearby shops

Co-op Food620 m

Nearby restaurants

Greggs601 m

Nearby pubs

The Swallow779 m

Nearby pharmacies

Boots615 m

Nearby health

Oak Farm Clinic799 m
Food hygiene (5-star)14% of 14

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

39

Investment score

Weak

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

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score20/100
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

57.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,350m
Crossrail 2 route21,002m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,296 nationally

1,500

Est. population

12,358/km²

70%

Employed

36%

Degree educated

£44,100

Median income

3.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

28%
18%
24%
20%
Under 1828%
18–3418%
35–4924%
50–6420%
65+11%

Tenure

31%
49%
17%
Own outright31%
Own (mortgage)49%
Private rent17%
Social rent2%
Shared ownership1%

Ethnicity

46%
28%
White British46%
White Other12%
Asian28%
Black5%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household9%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent17%
Social rent2%

vs. London

Income vs London+5.0%
Price vs London+4.9%

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)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
12
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
18 homes · LAND AT REAR OF, 7-39, LAND AT REAR OF, 7-39, GRANVILLE ROAD, WESTERN AVENUE, UB10
Pipeline pressure
NONE

Named schemes (500m)

70, 70, Windsor Avenue, Uxbridge, UB10 9AX2 homes
completed
14A, 14A, Floriston Avenue, Hillingdon, UB10 9DZ1 homes
completed
78, 78, Ryefield Avenue, Hillingdon, UB10 9BZ1 homes
completed
LAND FORMING PART OF 157,, LAND FORMING PART OF 157,, RYEFIELD AVENUE, HILLINGDON, UB10 9DA1 homes
completed
161 RYEFIELD AVENUE, HILLINGDON, UB10 9DA1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£545,500)

£14,775

Standard buyer

£6,025

First-time buyer

Save £8,750

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 9AT

Full postcodeUB10 9AT
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.548736
Longitude-0.440694
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