Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.54405, -0.44597

UB10 9BB— Hillingdon East, Hillingdon

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

The family fortress

 

Schools 100%Safety 87/100Transport 17/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
87
Schools
90
Transport
17
Environment
54
Investment
30

The bottom line

UB10 9BB offers exceptional schools (100% Good/Outstanding) and low crime — 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 9BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.0% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for UB10 9BB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB10 9BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oak Farm Primary School

Not yet inspected · 2 min walk

★★

Secondary

Oak Wood School

Good · Inspected May 2022 · 9 min walk

P8: -0.25A8: 39.2

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 · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.5 incidents per 1,000 residents

Better than 81% of London
→ Stable

-64% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences29%
Vehicle crime20%
Other14%
Drug offences4%
Burglary2%
Theft0%
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) · 1.4km

Crime is 58% 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£6,597/m²
Price per ft²£613/ft²
Avg floor area88.5 m²

EPC breakdown

C
3%
D
12%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 78%Terraced 6%Flat 17%

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£221,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.2%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.8%

per year

Acceleration

-41.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached77.8%
Terraced5.6%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£100k£106k+6%1
Post-dot-com plateau2002–2004£181k£259k+43%2
Pre-crash peak2005–2007£205k£243k+18.4%1.5
GFC & correction2008–2012£232k£320k+38.2%1.3
Help-to-Buy recovery2015–2016£401k£300k-25.1%1.5
Pandemic surge2021–2021£480k£480k+0%1
Current market2024–2024£570k£570k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.1%
District
4.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
13.3 min walk

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
14 min walk
Hillingdon Underground StationNational Rail
14 min walk
Ickenham Underground StationPiccadilly · Metropolitan
25 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
28 min walk
West Ruislip Underground StationCentral
36 min walk
No bus stops within 400m

4

Walkability score

5

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park446m
Santander docks (800m)0
Nearest cycle dock14.9 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.6 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 25%
More green space than 92% of London

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

26 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Swallow (1.1 km)

No restaurants within 800m — nearest: Greggs (775 m)

Nearest supermarketHillingdon Food Centre · 1.5 km
1 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)

434m

Post office

Nearby shops

Co-op Food813 m

Nearby restaurants

Greggs775 m

Nearby pubs

The Swallow1.1 km

Nearby pharmacies

Boots802 m

Nearby health

Oak Farm Clinic241 m
Acorn Medical Centre400 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

E

High street health

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score16/100
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

42.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,588m
Crossrail 2 route21,085m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,889 nationally

1,784

Est. population

9,473/km²

63%

Employed

38%

Degree educated

£44,100

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

27%
19%
25%
17%
13%
Under 1827%
18–3419%
35–4925%
50–6417%
65+13%

Tenure

33%
42%
17%
Own outright33%
Own (mortgage)42%
Private rent17%
Social rent7%
Shared ownership1%

Ethnicity

42%
29%
White British42%
White Other11%
Asian29%
Black6%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household15%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent17%
Social rent7%

vs. London

Income vs London+5.0%

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)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
16
Local approval rate
67%
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
26 homes · Tommy Flynns, Tommy Flynns, Sutton Court Road, Hillingdon, UB10 9HR
Pipeline pressure
NONE

Named schemes (500m)

Tommy Flynns, Tommy Flynns, Sutton Court Road, Hillingdon, UB10 9HR26 homes
completed
57, 57, Midhurst Gardens, Hillingdon, UB10 9DN2 homes
completed
93 MIDHURST GARDENS, 93, Midhurst Gardens, Uxbridge, UB10 9DP2 homes
completed
138, 138, Windsor Avenue, UB10 9BD2 homes
completed
70, 70, Windsor Avenue, Uxbridge, UB10 9AX2 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 9BB

Full postcodeUB10 9BB
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.544049
Longitude-0.445974
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