Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.54920, -0.45330

UB10 9LP— Hillingdon East, Hillingdon

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

The family fortress

 

Schools 100%Safety 78/100Transport 25/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
78
Schools
60
Transport
25
Environment
51
Investment
47

The bottom line

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

The catches: 74 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB10 9LP

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 9LP

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

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“The family fortress”

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How UB10 9LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Oak Farm Primary School

Not yet inspected · 9 min walk

—

Secondary

Vyners School

Not yet inspected · 15 min walk

P8: +0.37A8: 55.0

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 · 46 min walk

1 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

Prices, sales volume and market trends

Avg floor area117 m²

EPC breakdown

C
1%
D
8%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 9%Detached 91%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£292,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 100 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

1996–2023 · CAGR

+5.7%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.4%

per year

Acceleration

-17.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Detached90.9%
Semi-detached9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£160k£280k+75.1%2
Post-dot-com plateau2002–2004£430k£420k-2.3%1
Pre-crash peak2007–2007£469k£469k+0%1
GFC & correction2009–2011£430k£450k+4.7%1
Help-to-Buy recovery2014–2015£583k£472k-19%1.5
Brexit uncertainty2017–2017£770k£770k+0%1
Pandemic surge2021–2021£663k£663k+0%2
Rate-rise correction2022–2023£750k£717k-4.4%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
5.7%
District
5.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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 StationMetropolitan line
6.3 min walk

Nearby stations

Hillingdon Underground StationNational Rail
7 min walk
Ickenham Underground StationPiccadilly · Metropolitan
20 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
22 min walk
West Ruislip Underground StationCentral
31 min walk
Ruislip Gardens Underground StationCentral
40 min walk
No bus stops within 400m

3

Walkability score

9

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)290
Nearest car park495m
Santander docks (800m)0
Nearest cycle dock15.5 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
501m

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: 20.2 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 10%
More green space than 86% 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

20 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

4

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

10

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Swallow (590 m)

Nearest supermarketHillingdon Food Centre · 2.1 km
1 tennis courts

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)

371m

Post office

Nearby shops

Co-op Food383 m

Nearby restaurants

Greggs365 m

Nearby pubs

The Swallow590 m

Nearby pharmacies

Boots377 m

Nearby health

Oak Farm Clinic631 m
Acorn Medical Centre819 m
Food hygiene (5-star)48% of 27

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

47

Investment score

Moderate

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

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

36.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,212m
Crossrail 2 route21,800m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
7
Local approval rate
78%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
37 homes · LAND AT REAR OF, 313-327, LAND AT REAR OF, 313-327, LONG LANE, UB8
Pipeline pressure
NONE

Named schemes (500m)

LAND AT REAR OF, 313-327, LAND AT REAR OF, 313-327, LONG LANE, UB837 homes
completed
297, 297, Long Lane, UXBRIDGE, UB10 9JY36 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
LAND AT REAR OF, 5-9, LAND AT REAR OF, 5-9, SWEETCROFT LANE, UB1014 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 9LP

Full postcodeUB10 9LP
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.549200
Longitude-0.453299
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