Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54703, -0.46213

UB10 9NP— Hillingdon West, Hillingdon

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

London's quiet achiever

 

Safety 73/100Transport 17/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
43
Safety
73
Schools
—
Transport
17
Environment
66
Investment
26

The bottom line

UB10 9NP offers low crime — strong value for Families who can accept its trade-offs.

The catches: 74 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB10 9NP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for UB10 9NP

🛡️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 9NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

John Locke Academy

Not yet inspected · 11 min walk

KS2: 106.7

—

Secondary

Vyners School

Not yet inspected · 16 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

74.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 500.0%

-1% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other21%
Drug offences14%
Vehicle crime12%
Theft1%
Robbery1%
Burglary1%

Stop & search

2.1

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) · 1.8km

Crime is +14% above 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£7,389/m²
Price per ft²£686/ft²
Avg floor area113.9 m²

EPC breakdown

B
1%
C
1%
D
5%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 59%Terraced 18%Detached 23%

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£284,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.3%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+89.5%

per year

Acceleration

+60.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Detached22.7%
Semi-detached59.1%
Terraced18.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£90k£126k+40%1.7
Post-dot-com plateau2001–2004£150k£415k+176.8%1.7
Pre-crash peak2005–2006£367k£270k-26.5%1.5
GFC & correction2008–2011£291k£475k+63.2%1.2
Help-to-Buy recovery2015–2015£368k£368k+0%1
Brexit uncertainty2018–2018£475k£475k+0%2
Current market2024–2024£900k£900k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.9%
District
5.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

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
13.1 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
14 min walk
Hillingdon Underground StationNational Rail
14 min walk
Ickenham Underground StationPiccadilly · Metropolitan
27 min walk
West Ruislip Underground StationCentral
38 min walk
Ruislip Gardens Underground StationCentral
48 min walk
No bus stops within 400m

14

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★74 min
Victoria76 min ↑
Waterloo76 min ↑
Canary Wharf84 min ↑
City80 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)29
Nearest car park574m
Santander docks (800m)0
Nearest cycle dock16.0 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: 20.7 km away✗ Not Green Belt✗ Not AONB81% 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

12 min walk

76%

Recommend GP

76%

Overall GP experience

2

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

26

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gardeners Arms (662 m)

Nearest supermarketSainsbury's · 895 m
2 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)

1.0km

Post office

Nearby cafes

Daisy's in the Park702 m

Nearby pubs

The Gardeners Arms662 m

Nearby gyms

Uxbridge Lido586 m
Food hygiene (5-star)80% of 5

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

26

Investment score

Weak

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

Low gross yield (1.8%) 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
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

35.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,754m
Crossrail 2 route22,231m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,141 nationally

1,452

Est. population

6,771/km²

63%

Employed

46%

Degree educated

£34,200

Median income

4.2%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

27%
19%
25%
17%
Under 1827%
18–3419%
35–4925%
50–6417%
65+12%

Tenure

17%
29%
28%
25%
Own outright17%
Own (mortgage)29%
Private rent28%
Social rent25%
Shared ownership0%
Rent free0%

Ethnicity

43%
26%
White British43%
White Other12%
Asian26%
Black8%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household24%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent28%
Social rent26%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
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
Former RAF Uxbridge Phase 1, Former RAF Uxbridge Phase 1, Hillingdon Road, Uxbridge, UB10 0TR24 homes
completed
61 - 96, 61 - 96, KEITH PARK ROAD, 1-24 TEDDER CLOSE, 97-108 PORTAL CLOSE, UXBRIDGE, UB10 0PQ24 homes
completed
Former Honeycroft Day Centre,, Former Honeycroft Day Centre,, Honeycroft Hill, UXBRIDGE, UB10 9NH20 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 9NP

Full postcodeUB10 9NP
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.547032
Longitude-0.462126
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