Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.54784, -0.44361

UB10 9BL— Hillingdon East, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 22/100~3% 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
83
Schools
90
Transport
22
Environment
45
Investment
33

The bottom line

UB10 9BL 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 9BL

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-17.0% vs London avg

Deep-dive guides for UB10 9BL

🛡️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 9BL 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 · 6 min walk

★★

Secondary

Swakeleys School for Girls

Good · Inspected May 2022 · 15 min walk

P8: +0.67A8: 56.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
→ Stable

-28% vs borough

Crime by type

Other43%
Violence & sexual offences22%
Anti-social behaviour13%
Vehicle crime10%
Burglary6%
Drug offences2%
Theft2%
Robbery1%

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) · 1.9km

Crime is 17% 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£5,126/m²
Price per ft²£476/ft²
Avg floor area101.4 m²

EPC breakdown

C
2%
D
16%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 28%Terraced 72%

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£253,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.4%

Total change

+504%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.5%

per year

Acceleration

+16.10

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached28.3%
Terraced71.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£180k+113%1.8
Post-dot-com plateau2001–2004£155k£267k+72.3%2.3
Pre-crash peak2005–2007£215k£277k+28.8%2.7
GFC & correction2009–2011£250k£308k+23%1
Help-to-Buy recovery2014–2016£415k£498k+19.9%1.3
Brexit uncertainty2017–2019£480k£479k-0.3%2
Pandemic surge2020–2021£461k£405k-12.1%2
Rate-rise correction2022–2023£589k£503k-14.6%3
Current market2024–2024£510k£510k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
6.2%
District
6.2%
Terraced+0% α
Local
7.1%
District
7.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
Trend Position75

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
9.4 min walk

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
10 min walk
Hillingdon Underground StationNational Rail
10 min walk
Ickenham Underground StationPiccadilly · Metropolitan
19 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
30 min walk
West Ruislip Underground StationCentral
31 min walk
No bus stops within 400m

3

Walkability score

9

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)

Total spaces (800m)290
Nearest car park691m
Santander docks (800m)0
Nearest cycle dock14.8 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
788m

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: 19.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 2.8 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

31 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

3

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)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Swallow (736 m)

Nearest supermarketHillingdon Food Centre · 2.0 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)

451m

Post office

Nearby shops

Co-op Food513 m

Nearby restaurants

Greggs483 m

Nearby pubs

The Swallow736 m

Nearby pharmacies

Boots504 m

Nearby health

Oak Farm Clinic583 m
Acorn Medical Centre815 m
Food hygiene (5-star)28% of 29

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

33

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
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

44.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,523m
Crossrail 2 route21,135m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,051 nationally

1,538

Est. population

10,901/km²

62%

Employed

38%

Degree educated

£44,100

Median income

4.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

24%
20%
21%
22%
Under 1824%
18–3420%
35–4921%
50–6422%
65+13%

Tenure

33%
43%
18%
Own outright33%
Own (mortgage)43%
Private rent18%
Social rent7%
Shared ownership0%

Ethnicity

41%
33%
White British41%
White Other10%
Asian33%
Black5%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household14%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent18%
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)
8
Planning apps (3 years)
15
Local approval rate
75%
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
36 homes · 297, 297, Long Lane, UXBRIDGE, UB10 9JY
Pipeline pressure
NONE

Named schemes (500m)

4, 4, SEDGWICK AVENUE, HILLINGDON, UB10 9DF2 homes
completed
70, 70, Windsor Avenue, Uxbridge, UB10 9AX2 homes
completed
93 MIDHURST GARDENS, 93, Midhurst Gardens, Uxbridge, UB10 9DP2 homes
completed
43, 43, VICTORIA AVENUE, HILLINGDON, UB10 9AH2 homes
completed
57, 57, Midhurst Gardens, Hillingdon, UB10 9DN2 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 9BL

Full postcodeUB10 9BL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.547840
Longitude-0.443610
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