Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54756, -0.45989

UB10 9LR— Hillingdon West, Hillingdon

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Safety 78/100Transport 19/100
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Car-dependent area — limited public transport

Area score
55
Safety
78
Schools
—
Transport
19
Environment
63
Investment
48

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Location

UB10 9LR

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 9LR

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

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How UB10 9LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Bernadette Catholic Primary School

Not yet inspected · 13 min walk

—

Secondary

Vyners School

Not yet inspected · 15 min walk

P8: +0.37A8: 55.0

Childcare

★★

Childcare

McMillan Nursery School

Good · 46 min walk

2 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) · 1.8km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area147 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

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£367,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band GAnnual charge £3,115
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2006 · CAGR

+7.6%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£275k£275k+0%1
Pre-crash peak2006–2006£460k£460k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
11.3 min walk

Nearby stations

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

8

Walkability score

12

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)8
Nearest car park610m
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 AONB70% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.1 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): 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 · 2.4 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)

860m

Post office

Nearby cafes

Daisy's in the Park812 m

Nearby gyms

Uxbridge Lido660 m

Nearby health

Acorn Medical Centre886 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

48

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 score18/100
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

34.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,615m
Crossrail 2 route22,121m

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
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 9LR

Full postcodeUB10 9LR
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.547560
Longitude-0.459888
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