Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48937, -0.47674

UB7 0AG— Heathrow Villages, Hillingdon

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

 

Schools 0%Safety 62/100Transport 9/100~5% yield · indicativeOnly 1 sales — thin data

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
49

The bottom line

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

The catches: high noise levels nearby and 65 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB7 0AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for UB7 0AG

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

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How UB7 0AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Harmondsworth Primary School

Not yet inspected · 4 min walk

KS2: 104.9

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 44 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 · 52 min walk

2 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 1 'Fire HQ' · 2.1km

Crime is +114% 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.

UB7 district median

£360,000

Based on 124 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£2,400/m²
Price per ft²£223/ft²
Avg floor area51.2 m²

EPC breakdown

C
4%
D
6%

Based on 10 properties · Confidence: medium

Street mix

Semi 10%Terraced 48%Detached 5%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£128,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial 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

1995–2025 · CAGR

+1.6%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.9%

per year

Acceleration

+9.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 21 sales

Property Type Mix

Total: 21 sales

Detached4.8%
Semi-detached9.5%
Terraced47.6%
Flat/maisonette38.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£144k+94.9%1.8
Post-dot-com plateau2001–2004£95k£192k+102.2%2
GFC & correction2010–2012£208k£225k+8.2%1
Help-to-Buy recovery2015–2015£159k£159k+0%1
Brexit uncertainty2019–2019£365k£365k+0%1
Rate-rise correction2022–2023£335k£185k-44.8%1
Current market2025–2025£121k£121k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
West Drayton

Nearby stations

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

6

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria71 min ↑
Waterloo ★65 min
Canary Wharf69 min ↑
City70 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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)73
Nearest car park766m
Santander docks (800m)0
Nearest cycle dock16.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

35%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed241 Mbps
Median download239 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Staines Moor SSSI — 4.9 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

10 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No restaurants within 800m — nearest: London Hong Kong (822 m)

Nearest supermarketFamily Sari Sari Store · 2.7 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.1km

Post office

Nearby shops

Harmondsworth Village Stores53 m
Gable Store150 m

Nearby restaurants

London Hong Kong822 m
Istanbul Grill842 m
B.J.'s Sandwich Bar843 m
Kaniz Restaurant845 m

Nearby pubs

The Crown106 m
The Five Bells173 m
Simply Snacks637 m
The Cat & Fiddle911 m
Food hygiene (5-star)67% of 9

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

49

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
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
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

29

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,156m
Crossrail 2 route20,262m

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)
6
Local approval rate
100%
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)
0
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 0AG

Full postcodeUB7 0AG
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.489367
Longitude-0.476743
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