Hillingdon East · Hillingdon · Uxbridge and South Ruislip constituency · 51.55151, -0.44980

UB10 9PP— Hillingdon East, Hillingdon

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

London's quiet achiever

 

Safety 78/100Transport 29/100Yield 9.53%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
45
Safety
78
Schools
—
Transport
29
Environment
52
Investment
53

The bottom line

UB10 9PP offers low crime at £170,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 65 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 9PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-67.3% vs London avg
vs London income+24.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for UB10 9PP

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

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“London's quiet achiever”

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How UB10 9PP 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 · 11 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)

5

Serious within 200m

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

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£170,000

Median sale price

Bottom 25% — 67% below London median

£170,000 is 67% below the London median (£520,000)

-5.0%

This year

Flat

Dominant type

Price history

5-year change
-8.1%
Sales (24 months)7
New build0.0%
Avg flat£170,000
Price per m²£3,512/m²
Price per ft²£326/ft²
Avg floor area48.5 m²

EPC breakdown

B
1%
C
29%
D
7%

Based on 37 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£5,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

3.3×

Price-to-income

£850/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£121,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.4%

Total change

+181%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

+11.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 101 sales

Property Type Mix

Total: 101 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£81k+50%3.8
Post-dot-com plateau2001–2004£95k£153k+61.1%3.5
Pre-crash peak2005–2007£178k£200k+12.7%2
GFC & correction2008–2012£200k£169k-15.8%2.2
Help-to-Buy recovery2013–2016£171k£170k-0.3%3.5
Brexit uncertainty2017–2019£185k£190k+2.4%4
Pandemic surge2020–2021£178k£185k+4.2%3.5
Rate-rise correction2022–2023£204k£205k+0.5%3
Current market2024–2026£192k£152k-20.7%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.4%
District
3.4%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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
2.8 min walk

Nearby stations

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

12

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★65 min
Victoria68 min ↑
Waterloo67 min ↑
Canary Wharf75 min ↑
City67 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 park218m
Santander docks (800m)0
Nearest cycle dock15.3 km

Nearby car parks

🅿️
Hillingdon Station Car Park290 spaces· yes
218m

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: 20.0 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 28%
More green space than 89% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.3 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

WEST LONDON MEDICAL CENTRE

20 PIELD HEATH ROAD, UB8 3NG

36 min walk

68%

Recommend GP

68%

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

8

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 · 2.3 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)

97m

Post office

Nearby shops

Co-op Food83 m

Nearby restaurants

Greggs109 m

Nearby pubs

The Swallow251 m

Nearby pharmacies

Boots90 m

Nearby health

Oak Farm Clinic828 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

53

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
Gross yield
9.5% (high)London avg: 3.8%Strong yield — top 2% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

49.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,038m
Crossrail 2 route21,704m

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%
Price vs London-67.3%

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)
14
Planning apps (3 years)
12
Local approval rate
86%
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, 7-39, LAND AT REAR OF, 7-39, GRANVILLE ROAD, WESTERN AVENUE, UB1018 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£170,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB10 9PP

Full postcodeUB10 9PP
Postcode districtUB10
BoroughLondon Borough of Hillingdon
WardHillingdon East
Latitude51.551510
Longitude-0.449802
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