Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54821, -0.45994

UB10 9LA— Hillingdon West, Hillingdon

Location and area intelligence for UB10 9LA, Hillingdon West, Hillingdon

London's quiet achiever

 

Safety 78/100Transport 20/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
78
Schools
—
Transport
20
Environment
63
Investment
26

The bottom line

UB10 9LA offers 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 9LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for UB10 9LA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How UB10 9LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Bernadette Catholic Primary School

Not yet inspected · 14 min walk

—

Secondary

Vyners School

Not yet inspected · 14 min walk

P8: +0.37A8: 55.0

Childcare

★★

Childcare

McMillan Nursery School

Good · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
↑ Rising 7000.0%

from a low base — still below London average

-34% vs borough

Crime by type

Anti-social behaviour30%
Other21%
Violence & sexual offences15%
Vehicle crime14%
Drug offences8%
Burglary7%
Theft4%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

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 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,820/m²
Price per ft²£634/ft²
Avg floor area120.3 m²

EPC breakdown

B
1%
C
1%
D
3%
E
2%

Based on 7 properties · Confidence: low

Street mix

Detached 100%

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£300,750
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, as built, no insulation (assumed)
RoofPitched, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+7.4%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.6%

per year

Acceleration

+4.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 12 sales

Property Type Mix

Total: 12 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£130k£130k+0%1
Post-dot-com plateau2001–2004£315k£370k+17.5%1
Pre-crash peak2005–2005£340k£340k+0%1
GFC & correction2011–2011£455k£455k+0%1
Help-to-Buy recovery2013–2013£415k£415k+0%1
Brexit uncertainty2018–2018£735k£735k+0%1
Pandemic surge2021–2021£673k£673k+0%2
Current market2024–2026£755k£885k+17.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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 StationMetropolitan line
10.7 min walk

Nearby stations

Hillingdon Underground StationNational Rail
12 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
16 min walk
Ickenham Underground StationPiccadilly · Metropolitan
24 min walk
West Ruislip Underground StationCentral
35 min walk
Ruislip Underground StationPiccadilly · Metropolitan
46 min walk
No bus stops within 400m

8

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★74 min
Victoria77 min ↑
Waterloo77 min ↑
Canary Wharf84 min ↑
City82 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park652m
Santander docks (800m)0
Nearest cycle dock15.9 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: 20.6 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.0 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): 1

Landslide susceptibility: Low

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

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

14 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 1.0 km
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

835m

Post office

Nearby cafes

Daisy's in the Park876 m

Nearby gyms

Uxbridge Lido618 m
Food hygiene (5-star)100% of 3

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

26

Investment score

Weak

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

Low gross yield (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

44.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,635m
Crossrail 2 route22,157m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,548 nationally

1,438

Est. population

5,709/km²

54%

Employed

42%

Degree educated

£52,100

Median income

4.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

20%
17%
18%
20%
25%
Under 1820%
18–3417%
35–4918%
50–6421%
65+25%

Tenure

45%
29%
13%
Own outright45%
Own (mortgage)29%
Private rent13%
Social rent12%
Shared ownership0%

Ethnicity

44%
33%
White British44%
White Other9%
Asian33%
Black4%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household20%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent13%
Social rent12%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (12 months)
4
Planning apps (3 years)
7
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)
11
Largest scheme
36 homes · LAND AT, 25-60, LAND AT, 25-60, HAYMAKER CLOSE, UB8
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 25-60, LAND AT, 25-60, HAYMAKER CLOSE, UB836 homes
completed
REAR, 55-77, REAR, 55-77, SWEETCROFT LANE, BLOSSOM WAY (28-36), UB1024 homes
completed
55-77, 55-77, SWEETCROFT LANE, BLOSSOM WAY (LAND AT REAR OF 28-36), UB1024 homes
completed
134 & 136A, 134 & 136A, VINE LANE, HILLINGDON, UB10 0BQ11 homes
completed
REAR OF 66 - 68, REAR OF 66 - 68, SWEETCROFT LANE, SQUIRRELS CLOSE, HILLINGDON, UB10 9LF3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
28.6%
Ward turnout
32%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Adam BennettConservative
Reeta ChamdalConservative

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Key facts for UB10 9LA

Full postcodeUB10 9LA
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.548208
Longitude-0.459938
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