Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48196, -0.47381

UB7 0DE— Heathrow Villages, Hillingdon

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

 

Schools 0%Safety 4/100Transport 13/100Yield 4.50%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
21
Safety
4
Schools
16
Transport
13
Environment
66
Investment
59

The bottom line

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

The catches: high noise levels nearby and 77 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB7 0DE

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 0DE

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

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Postcode Personality

🌳 Good Parks⚠️ Very high crime
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How UB7 0DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Harmondsworth Primary School

Not yet inspected · 8 min walk

KS2: 104.9

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 53 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 · 59 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)

3

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 1 'Fire HQ' · 1.2km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area65.4 m²

EPC breakdown

C
17%
D
7%
E
8%

Based on 32 properties · Confidence: high

Street mix

Semi 77%Terraced 9%Other 14%

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£163,500
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)
RoofAverage thermal transmittance 0.18 W/m²K
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

1995–2022 · CAGR

+7.7%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.8%

per year

Acceleration

+12.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached89.5%
Terraced10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£156k+151.6%1.7
Post-dot-com plateau2002–2004£173k£209k+21.3%3
Pre-crash peak2007–2007£230k£230k+0%1
GFC & correction2011–2011£262k£262k+0%1
Help-to-Buy recovery2015–2016£220k£400k+81.8%1
Brexit uncertainty2017–2017£423k£423k+0%1
Pandemic surge2021–2021£415k£415k+0%2
Rate-rise correction2022–2022£460k£460k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
7.6%
District
7.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

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
Heathrow Terminal 5Elizabeth line line
16.8 min walk
Heathrow Terminal 5

Nearby stations

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

18

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge80 min ↑
Victoria ★77 min
Waterloo80 min ↑
Canary Wharf85 min ↑
City84 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)73
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock16.5 km

Nearby car parks

🅿️
Alamo Rent A Car
191m
🅿️
Compass Centre Parking
354m
🅿️
Enterprise Car Hire· no
354m
🅿️
N 4 Staff Parking· yes
685m
🅿️
Terminal 5 Park & Ride· yes
756m

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 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 AONB32% green spaceTree canopy: 46%
More green space than 87% of London

Nearest SSSI: Staines Moor SSSI — 4.2 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

Dentists within 1km

Nearest hospitalAshford Hospital · 4.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

51

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 · 3.5 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

Gable Store817 m
Harmondsworth Village Stores820 m

Nearby cafes

Starbucks1.2 km

Nearby restaurants

Kaniz Restaurant36 m
B.J.'s Sandwich Bar49 m
Istanbul Grill56 m
London Hong Kong167 m

Nearby pubs

Simply Snacks276 m
The Crown808 m
The Five Bells854 m
Food hygiene (5-star)80% of 10

Business

Local businesses registered here

Active businesses
5
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

HEATHROW HIGHWAY FOOD & WINE LTD
HEATHROWVIEW LTD
KHANIZ HEATHROW INDIAN RESTAURANT LTD
LONDON FILMING LIMITED
ST ANTHONY FOODS LTD

Investment

Investment grade, yield and market outlook

59

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 score12/100
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

7.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,990m
Crossrail 2 route19,778m

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
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
6 homes · 31, 31, HATCH LANE, HARMONDSWORTH, UB7 0BJ
Pipeline pressure
NONE

Named schemes (500m)

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

Full postcodeUB7 0DE
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.481964
Longitude-0.473807
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