Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.54410, -0.44094

UB10 9DL— Hillingdon East, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 15/100Low yield 2.76%

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
84
Schools
90
Transport
15
Environment
52
Investment
43

The bottom line

UB10 9DL offers exceptional schools (100% Good/Outstanding) and low crime at £588,000 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 9DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+13.1% vs London avg
vs London income+5.0% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for UB10 9DL

🛡️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🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How UB10 9DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ryefield Primary School

Not yet inspected · 4 min walk

KS2: 103.4

★★

Secondary

Swakeleys School for Girls

Good · Inspected May 2022 · 10 min walk

P8: +0.67A8: 56.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.4 incidents per 1,000 residents

Better than 66% of London
→ Stable

-39% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences28%
Other19%
Vehicle crime10%
Drug offences4%
Burglary4%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.6km

Crime is 29% below 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.

£588,000

Median sale price

Above London median by 13%

£588,000 is 13% above the London median (£520,000)

+36.4%

This year

Terraced

Dominant type

Price history

5-year change
+56.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£717,500
Avg terraced£550,000
Price per m²£7,510/m²
Price per ft²£698/ft²
Avg floor area80.6 m²

EPC breakdown

B
1%
C
10%
D
18%
E
4%

Based on 33 properties · Confidence: high

Street mix

Semi 13%Terraced 79%Flat 9%

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£16,900
First-time buyerFTB
£8,150
Additional propertyBTL/2nd
£34,540

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

13.3×

Price-to-income

£2,941/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£201,500
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, 100 mm loft insulation
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

1996–2026 · CAGR

+7.7%

Total change

+838%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.0%

per year

Acceleration

+38.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached13%
Terraced81.5%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£77k£100k+31%3
Post-dot-com plateau2001–2004£146k£204k+39.4%2.3
Pre-crash peak2005–2007£207k£235k+13.3%2.5
GFC & correction2009–2012£210k£304k+44.9%1.2
Help-to-Buy recovery2013–2016£268k£393k+46.7%2.7
Brexit uncertainty2017–2019£410k£425k+3.5%2.5
Pandemic surge2020–2021£424k£375k-11.6%1.5
Rate-rise correction2022–2023£490k£335k-31.6%2
Current market2024–2026£550k£718k+30.5%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7%
District
7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

9out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing10
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
14.8 min walk

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
15 min walk
Hillingdon Underground StationNational Rail
15 min walk
Ickenham Underground StationPiccadilly · Metropolitan
25 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
32 min walk
Ruislip Gardens Underground StationCentral
35 min walk
No bus stops within 400m

4

Walkability score

6

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 park437m
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 waterLOW
Low
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: 19.2 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 22%
More green space than 89% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.3 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

25 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Greggs (920 m)

Nearest supermarketHillingdon Food Centre · 1.6 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)

96m

Post office

Nearby shops

Co-op Food953 m

Nearby restaurants

Greggs920 m

Nearby pharmacies

Boots944 m

Nearby health

Oak Farm Clinic590 m
Acorn Medical Centre718 m
Food hygiene (5-star)20% of 15

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

43

Investment score

Moderate

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 moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

56.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,249m
Crossrail 2 route20,778m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,835 nationally

1,920

Est. population

8,580/km²

57%

Employed

31%

Degree educated

£44,100

Median income

5.0%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

31%
17%
23%
15%
14%
Under 1831%
18–3417%
35–4923%
50–6415%
65+14%

Tenure

26%
37%
16%
22%
Own outright26%
Own (mortgage)37%
Private rent16%
Social rent22%
Shared ownership0%

Ethnicity

54%
21%
White British54%
White Other10%
Asian21%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household21%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent22%
Private rent16%

vs. London

Income vs London+5.0%
Price vs London+13.1%

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)
13
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
4 homes · FORMER GARAGES SITE R/O 27-45 PETWORTH GARDENS, PETWORTH GARDENS, HILLINGDON, UB10 9HQ
Pipeline pressure
NONE

Named schemes (500m)

FORMER GARAGES SITE R/O 27-45 PETWORTH GARDENS, PETWORTH GARDENS, HILLINGDON, UB10 9HQ4 homes
completed
FORMER GARAGE SITE, HAZELDENE GARDENS, HILLINGDON, UB10 9DJ2 homes
completed
53, 53, Petworth Gardens, Hillingdon, UB10 9HH2 homes
completed
57, 57, Midhurst Gardens, Hillingdon, UB10 9DN2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£588,000)

£16,900

Standard buyer

£8,150

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 9DL

Full postcodeUB10 9DL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.544100
Longitude-0.440939
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