Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54684, -0.46003

UB10 9LL— Hillingdon West, Hillingdon

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

London's quiet achiever

 

Safety 78/100Transport 19/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
78
Schools
—
Transport
19
Environment
62
Investment
27

The bottom line

UB10 9LL 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 9LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+24.0% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for UB10 9LL

🛡️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 9LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Bernadette Catholic Primary School

Not yet inspected · 12 min walk

—

Secondary

Vyners School

Not yet inspected · 16 min walk

P8: +0.37A8: 55.0

Childcare

★★

Childcare

McMillan Nursery School

Good · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.6 incidents per 1,000 residents

Better than 70% of London
↑ Rising 771.4%

from a low base — still below London average

-45% vs borough

Crime by type

Anti-social behaviour39%
Violence & sexual offences20%
Vehicle crime18%
Other15%
Drug offences3%
Burglary3%
Robbery2%
Theft0%

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) · 1.7km

Crime is 36% 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£4,672/m²
Price per ft²£434/ft²
Avg floor area226.6 m²

EPC breakdown

A
2%
C
1%
D
3%
E
3%

Based on 9 properties · Confidence: low

Street mix

Detached 96%Flat 4%

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£566,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,115
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6%

Total change

+447%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+0.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Detached96%
Flat/maisonette4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£190k£200k+5.3%1.7
Post-dot-com plateau2001–2003£530k£488k-8%1.3
Pre-crash peak2006–2007£680k£633k-6.9%1.5
GFC & correction2008–2011£518k£795k+53.6%1.3
Help-to-Buy recovery2014–2016£775k£1.15m+48.4%1.3
Pandemic surge2020–2020£1.10m£1.10m+0%1
Rate-rise correction2022–2022£1.07m£1.07m+0%1
Current market2025–2025£1.04m£1.04m+0%3

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
3.8%
District
3.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Trend Position100

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
12.1 min walk

Nearby stations

Hillingdon Underground StationNational Rail
13 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
16 min walk
Ickenham Underground StationPiccadilly · Metropolitan
26 min walk
West Ruislip Underground StationCentral
37 min walk
Ruislip Gardens Underground StationCentral
47 min walk
No bus stops within 400m

8

Walkability score

10

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)

Total spaces (800m)29
Nearest car park583m
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 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: 20.6 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.2 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 · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

22

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)

907m

Post office

Nearby cafes

Daisy's in the Park736 m

Nearby gyms

Uxbridge Lido703 m

Nearby health

Oak Farm Clinic796 m
Acorn Medical Centre840 m
Food hygiene (5-star)75% of 4

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

27

Investment score

Weak

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

Low gross yield (1.6%) 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
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
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

50.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,607m
Crossrail 2 route22,092m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,973 nationally

1,467

Est. population

2,482/km²

59%

Employed

47%

Degree educated

£52,100

Median income

2.9%

Claimant rate

SuburbanLow densityOwner occupiers / families

59

Community stability

Age profile

22%
16%
21%
20%
22%
Under 1822%
18–3416%
35–4921%
50–6420%
65+22%

Tenure

43%
39%
14%
Own outright43%
Own (mortgage)39%
Private rent14%
Social rent4%
Shared ownership1%

Ethnicity

37%
40%
White British37%
White Other10%
Asian40%
Black2%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household8%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent14%
Social rent4%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
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
55-77, 55-77, SWEETCROFT LANE, BLOSSOM WAY (LAND AT REAR OF 28-36), UB1024 homes
completed
REAR, 55-77, REAR, 55-77, SWEETCROFT LANE, BLOSSOM WAY (28-36), UB1024 homes
completed
61 - 96, 61 - 96, KEITH PARK ROAD, 1-24 TEDDER CLOSE, 97-108 PORTAL CLOSE, UXBRIDGE, UB10 0PQ24 homes
completed
134 & 136A, 134 & 136A, VINE LANE, HILLINGDON, UB10 0BQ11 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 9LL

Full postcodeUB10 9LL
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.546842
Longitude-0.460027
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