Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.54518, -0.43952

UB10 9EA— Hillingdon East, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 16/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
80
Schools
90
Transport
16
Environment
51
Investment
34

The bottom line

UB10 9EA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 79 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 9EA

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+6.0% vs London avg

Deep-dive guides for UB10 9EA

🛡️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🔒 Very Safe

“The family fortress”

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How UB10 9EA 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 · 12 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 · 38 min walk

3 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.7km

Crime is +6% above 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£7,334/m²
Price per ft²£681/ft²
Avg floor area65.6 m²

EPC breakdown

C
3%
D
11%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 7%Terraced 93%

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£164,000
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, 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

1995–2025 · CAGR

+6.2%

Total change

+514%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.1%

per year

Acceleration

-47.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached7.1%
Terraced92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£147k+86%2
Post-dot-com plateau2003–2003£245k£245k+0%1
Pre-crash peak2005–2007£210k£242k+15.2%1
GFC & correction2008–2011£280k£250k-10.7%1.5
Help-to-Buy recovery2013–2013£340k£340k+0%1
Brexit uncertainty2017–2018£475k£393k-17.3%1
Pandemic surge2020–2021£420k£351k-16.5%1.5
Rate-rise correction2022–2022£485k£485k+0%1
Current market2024–2025£615k£485k-21.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
14.3 min walk

Nearby stations

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

4

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★79 min
Victoria82 min ↑
Waterloo81 min ↑
Canary Wharf89 min ↑
City85 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park535m
Santander docks (800m)0
Nearest cycle dock14.5 km

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: 19.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 25%
More green space than 85% 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

27 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 · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

19

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 (893 m)

Nearest supermarketHillingdon Food Centre · 1.8 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)

71m

Post office

Nearby shops

Co-op Food923 m

Nearby restaurants

Greggs893 m

Nearby pharmacies

Boots915 m

Nearby health

Oak Farm Clinic700 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

E

High street health

Investment

Investment grade, yield and market outlook

34

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

8/100

Velocity score

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,179m
Crossrail 2 route20,746m

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%

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)
4
Planning apps (3 years)
11
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
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
93 MIDHURST GARDENS, 93, Midhurst Gardens, Uxbridge, UB10 9DP2 homes
completed
53, 53, Petworth Gardens, Hillingdon, UB10 9HH2 homes
completed
57, 57, Midhurst Gardens, Hillingdon, UB10 9DN2 homes
completed
FORMER GARAGE SITE, HAZELDENE GARDENS, HILLINGDON, UB10 9DJ2 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 9EA

Full postcodeUB10 9EA
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.545178
Longitude-0.439518
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