Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.55180, -0.45171

UB10 9LS— Hillingdon East, Hillingdon

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

London's quiet achiever

 

Safety 78/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
—
Transport
30
Environment
52
Investment
33

The bottom line

UB10 9LS offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 68 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 9LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB10 9LS

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How UB10 9LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Oak Farm Primary School

Not yet inspected · 11 min walk

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 12 min walk

P8: +0.55A8: 54.8

Childcare

★★

Childcare

McMillan Nursery School

Good · 49 min walk

1 primaries · 1 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) · 2.2km

Crime is 24% below 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£4,608/m²
Price per ft²£428/ft²
Avg floor area108.3 m²

EPC breakdown

D
5%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 62%Detached 39%

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£270,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
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

1995–2026 · CAGR

+4.5%

Total change

+294%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

-66.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 13 sales

Property Type Mix

Total: 13 sales

Detached38.5%
Semi-detached61.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£127k£168k+32.3%1
Post-dot-com plateau2001–2003£180k£310k+72.2%1
Pre-crash peak2006–2007£262k£331k+26.1%1
GFC & correction2008–2010£465k£527k+13.3%1.5
Help-to-Buy recovery2014–2014£380k£380k+0%1
Brexit uncertainty2019–2019£580k£580k+0%1
Current market2026–2026£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
2.6 min walk

Nearby stations

Hillingdon Underground StationNational Rail
3 min walk
Ickenham Underground StationPiccadilly · Metropolitan
16 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
24 min walk
West Ruislip Underground StationCentral
28 min walk
Ruislip Underground StationPiccadilly · Metropolitan
38 min walk
No bus stops within 400m

11

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★68 min
Victoria70 min ↑
Waterloo70 min ↑
Canary Wharf78 min ↑
City74 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 park192m
Santander docks (800m)0
Nearest cycle dock15.4 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
192m

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: 20.1 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 16%
More green space than 89% 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

22 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

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

10

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketHillingdon Food Centre · 2.4 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

227m

Post office

Nearby shops

Co-op Food217 m

Nearby restaurants

Greggs236 m

Nearby pubs

The Swallow294 m

Nearby pharmacies

Boots222 m

Nearby health

Oak Farm Clinic874 m
Acorn Medical Centre1.1 km
Food hygiene (5-star)46% of 26

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

33

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 56%
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

43.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,174m
Crossrail 2 route21,836m

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)
15
Planning apps (3 years)
9
Local approval rate
87%
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)
20
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
LAND AT REAR OF, 5-9, LAND AT REAR OF, 5-9, SWEETCROFT LANE, UB1014 homes
completed
325-331, 325-331, LONG LANE, HILLINGDON, UB10 9JU12 homes
completed
291-293, 291-293, LONG LANE, UXBRIDGE, UB10 9JY10 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 9LS

Full postcodeUB10 9LS
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.551795
Longitude-0.451711
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