Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.54788, -0.43889

UB10 9ED— Hillingdon East, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 19/100~3% 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
80
Schools
90
Transport
19
Environment
49
Investment
34

The bottom line

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

The catches: high noise levels nearby and 79 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB10 9ED

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 9ED

🛡️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 9ED 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 · 7 min walk

KS2: 103.4

★★

Secondary

Swakeleys School for Girls

Good · Inspected May 2022 · 16 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 · 42 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (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

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£7,928/m²
Price per ft²£737/ft²
Avg floor area64.5 m²

EPC breakdown

C
5%
D
20%
E
3%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 5%Terraced 94%Detached 2%

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£161,250
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

+7%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

+12.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 64 sales

Property Type Mix

Total: 64 sales

Detached1.6%
Semi-detached4.7%
Terraced93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£129k+94%3.3
Post-dot-com plateau2001–2004£130k£193k+48.2%3
Pre-crash peak2006–2007£207k£220k+6.5%3.5
GFC & correction2008–2012£225k£217k-3.3%1.2
Help-to-Buy recovery2013–2016£218k£337k+54.9%2.5
Brexit uncertainty2017–2017£400k£400k+0%1
Pandemic surge2020–2021£400k£430k+7.5%3
Rate-rise correction2022–2023£430k£440k+2.3%1
Current market2025–2025£505k£505k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
12 min walk

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
12 min walk
Hillingdon Underground StationNational Rail
13 min walk
Ickenham Underground StationPiccadilly · Metropolitan
20 min walk
Ruislip Gardens Underground StationCentral
30 min walk
West Ruislip Underground StationCentral
30 min walk
No bus stops within 400m

4

Walkability score

15

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

0

Car parks (800m)

0

EV chargers (800m)

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
NoiseHIGH
road
Noisier 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 AONB24% green spaceTree canopy: 43%
More green space than 79% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.1 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

30 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 · 2.9 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 (754 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)

375m

Post office

Nearby shops

Co-op Food774 m

Nearby restaurants

Greggs754 m

Nearby pharmacies

Boots769 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

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 57%
Gentrification score16/100
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

43.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,206m
Crossrail 2 route20,847m

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)
5
Planning apps (3 years)
11
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)

70, 70, Windsor Avenue, Uxbridge, UB10 9AX2 homes
completed
LAND FORMING PART OF 48, LAND FORMING PART OF 48, WINDSOR AVENUE, HILLINGDON, UB10 9AU1 homes
completed
159B RYEFIELD AVENUE, HILLINGDON, UB10 9DA1 homes
completed
14A, 14A, Floriston Avenue, Hillingdon, UB10 9DZ1 homes
completed
LAND ADJOINING 20, LAND ADJOINING 20, MIDHURST GARDENS, HILLINGDON, UB10 9DL1 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 9ED

Full postcodeUB10 9ED
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.547885
Longitude-0.438892
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