Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48998, -0.47412

UB7 0AE— Heathrow Villages, Hillingdon

Location and area intelligence for UB7 0AE, Heathrow Villages, Hillingdon

 

Schools 0%Safety 62/100Transport 9/100Yield 4.50%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
38
Safety
62
Schools
16
Transport
9
Environment
86
Investment
61

The bottom line

UB7 0AE offers fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 66 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB7 0AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.9% vs London avg
vs London crime+114.0% vs London avg

Deep-dive guides for UB7 0AE

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

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How UB7 0AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Harmondsworth Primary School

Not yet inspected · 7 min walk

KS2: 104.9

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 42 min walk

P8: -0.27A8: 40.7

0% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 50 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 333.3%

+85% vs borough

Crime by type

Other31%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime13%
Burglary5%
Drug offences5%
Robbery3%
Theft0%

Stop & search

4.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

5

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 1.5km

Crime is +114% above London average

Property

Prices, sales volume and market trends

Avg floor area89.2 m²

EPC breakdown

C
7%
D
7%
E
2%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 50%Terraced 13%Detached 38%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£223,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 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

1996–2021 · CAGR

+5.5%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

+14.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Detached37.5%
Semi-detached50%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£126k£134k+6.3%1
Post-dot-com plateau2001–2004£168k£260k+54.8%1.7
Pre-crash peak2006–2006£200k£200k+0%1
GFC & correction2010–2011£351k£339k-3.5%2.5
Brexit uncertainty2019–2019£380k£380k+0%1
Pandemic surge2021–2021£483k£483k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
28 min walk
West DraytonNational Rail
28 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
30 min walk
Heathrow Terminal 5 Underground StationPiccadilly
31 min walk
Heathrow Terminal 5 Rail StationElizabeth line · Heathrow Express
31 min walk
No bus stops within 400m

4

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria71 min ↑
Waterloo ★66 min
Canary Wharf70 min ↑
City71 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park578m
Santander docks (800m)0
Nearest cycle dock16.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed424 Mbps
Median download415 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Staines Moor SSSI — 5.0 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 yield854.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HEATHROW IRC

COLNBROOK PASS, HARMONDSWORTH, UB7 0FX

12 min walk

1

GPs within 1km

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Crown (296 m)

No restaurants within 800m — nearest: Kaniz Restaurant (897 m)

Nearest supermarketFamily Sari Sari Store · 2.6 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)

2.0km

Post office

Nearby shops

Harmondsworth Village Stores243 m
Gable Store344 m
S & K News971 m

Nearby cafes

cinitas cafe639 m

Nearby restaurants

Kaniz Restaurant897 m
B.J.'s Sandwich Bar897 m
Istanbul Grill898 m
London Hong Kong901 m

Nearby pubs

The Crown296 m
The Five Bells368 m
Simply Snacks729 m
The Cat & Fiddle806 m
Food hygiene (5-star)70% of 10

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ALB REINFORCEMENT&CONSTRUCTION LTD
CERA FAMILY HOLDING GROUP LTD
DELUXE BARBER STUDIO LTD
EH SCAFFOLDING LTD
GARDEN CAFE UK LIMITED

+10 more

Investment

Investment grade, yield and market outlook

61

Investment score

Good

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

13.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,971m
Crossrail 2 route20,118m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,068 nationally

1,965

Est. population

1,233/km²

64%

Employed

30%

Degree educated

£42,800

Median income

4.5%

Claimant rate

SuburbanLow densityRenters

35

Community stability

Age profile

25%
22%
25%
18%
Under 1825%
18–3422%
35–4925%
50–6418%
65+10%

Tenure

22%
22%
45%
Own outright22%
Own (mortgage)22%
Private rent45%
Social rent11%
Shared ownership0%

Ethnicity

34%
16%
36%
White British35%
White Other16%
Asian36%
Black5%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household19%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
19
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
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)
3
Largest scheme
30 homes · LAND AT AND ADJOINING, 15, LAND AT AND ADJOINING, 15, HOLLOWAY LANE, UB7
Pipeline pressure
NONE

Named schemes (500m)

LAND AT AND ADJOINING, 15, LAND AT AND ADJOINING, 15, HOLLOWAY LANE, UB730 homes
completed
DUVAL HOUSE, Duval House, HIGH STREET, HARMONDSWORTH, UB7 0BT24 homes
completed
26, 26, Holloway Lane, Harmondsworth, UB7 0AE2 homes
completed
DUVAL HOUSE, Duval House, HIGH STREET, HARMONDSWORTH, UB7 0BT1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.8%
Ward turnout
30%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

June NelsonLabour
Peter MoneyLabour

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Key facts for UB7 0AE

Full postcodeUB7 0AE
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.489980
Longitude-0.474115
Parliamentary constituencyHayes and Harlington
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