Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48352, -0.47419

UB7 0BW— Heathrow Villages, Hillingdon

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

 

Schools 0%Safety 4/100Transport 11/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
21
Safety
4
Schools
16
Transport
11
Environment
65
Investment
46

The bottom line

UB7 0BW offers fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 65 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB7 0BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: PoorInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.9% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for UB7 0BW

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

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Compare UB7 0BW with:

Postcode Personality

🌳 Good Parks⚠️ Very high crime
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How UB7 0BW 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 · 51 min walk

P8: -0.27A8: 40.7

0% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 105680.0%

+564% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other40%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime6%
Drug offences5%
Burglary3%
Theft2%
Robbery1%

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' · 1.4km

Crime is +669% 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£4,750/m²
Price per ft²£441/ft²
Avg floor area104.3 m²

EPC breakdown

B
1%
C
5%
D
8%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 81%Terraced 14%Detached 5%

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£260,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+6.4%

Total change

+498%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

-11.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Detached4.8%
Semi-detached81%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£134k+61.3%1.8
Post-dot-com plateau2001–2004£157k£241k+53%1.5
Pre-crash peak2005–2007£250k£248k-0.8%1
GFC & correction2010–2010£245k£245k+0%1
Help-to-Buy recovery2014–2015£520k£430k-17.3%1
Brexit uncertainty2019–2019£510k£510k+0%1
Pandemic surge2020–2020£534k£534k+0%1
Current market2025–2025£495k£495k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
13.6%
District
14.2%

CAGR over 6yr 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 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
Heathrow Terminal 5Elizabeth line line
18.2 min walk
Heathrow Terminal 5

Nearby stations

Heathrow Terminal 5National Rail
22 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
23 min walk
Heathrow Terminal 5 Underground StationPiccadilly
24 min walk
Heathrow Terminal 5 Rail StationElizabeth line · Heathrow Express
24 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
26 min walk
No bus stops within 400m

18

Walkability score

43

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)73
Nearest car park349m
Santander docks (800m)0
Nearest cycle dock16.5 km

Nearby car parks

🅿️
Alamo Rent A Car
349m
🅿️
Compass Centre Parking
472m
🅿️
Enterprise Car Hire· no
493m
🅿️
N 4 Staff Parking· yes
768m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.7 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 13%
More green space than 85% of London

Nearest SSSI: Staines Moor SSSI — 4.3 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

8 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalAshford Hospital · 4.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketFamily Sari Sari Store · 3.4 km
1 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)

2.7km

Post office

Nearby shops

Harmondsworth Village Stores647 m
Gable Store650 m

Nearby restaurants

Kaniz Restaurant178 m
B.J.'s Sandwich Bar180 m
Istanbul Grill181 m
London Hong Kong222 m

Nearby pubs

Simply Snacks178 m
The Crown637 m
The Five Bells687 m
Food hygiene (5-star)72% of 18

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

CONNOLLY PLUMBING SERVICES LTD
FLUFFY LDN LIMITED
MERRYWEATHER LTD
MY NEIGHBOURHOOD LIMITED

Investment

Investment grade, yield and market outlook

46

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

24.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,006m
Crossrail 2 route19,862m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,626 nationally

1,894

Est. population

145/km²

57%

Employed

30%

Degree educated

£42,800

Median income

5.5%

Claimant rate

SuburbanLow densitySocially diverse / deprived

39

Community stability

Age profile

19%
23%
23%
21%
13%
Under 1819%
18–3423%
35–4923%
50–6421%
65+13%

Tenure

29%
19%
38%
Own outright29%
Own (mortgage)19%
Private rent39%
Social rent12%
Shared ownership0%
Rent free1%

Ethnicity

31%
15%
40%
White British31%
White Other15%
Asian40%
Black5%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine29%
No car household24%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent39%
Social rent12%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
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)
4
Largest scheme
30 homes · LAND AT AND ADJOINING, 15, LAND AT AND ADJOINING, 15, HOLLOWAY LANE, UB7
Pipeline pressure
NONE

Named schemes (500m)

31, 31, HATCH LANE, HARMONDSWORTH, UB7 0BJ6 homes
completed
382 BATH ROAD, HEATHROW, UB7 0DH4 homes
completed
47, 47, ZEALAND AVENUE, HARMONDSWORTH, UB7 0BL2 homes
completed
352A, 352A, Bath Road, West Drayton, UB7 0DQ2 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 0BW

Full postcodeUB7 0BW
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.483525
Longitude-0.474187
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