Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48439, -0.45417

UB7 0DN— Heathrow Villages, Hillingdon

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

 

Schools 100%Safety 54/100Transport 15/100Yield 4.50%

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
43
Safety
54
Schools
90
Transport
15
Environment
60
Investment
66

The bottom line

UB7 0DN offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 74 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB7 0DN

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+204.0% vs London avg

Deep-dive guides for UB7 0DN

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

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Postcode Personality

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How UB7 0DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Heathrow Primary School

Good · Inspected Nov 2022 · 10 min walk

KS2: 110.0

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 23 min walk

P8: +0.27A8: 43.3

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

197.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 6716.7%

+162% vs borough

Crime by type

Other34%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime16%
Burglary3%
Drug offences3%
Theft1%
Robbery1%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 558m

Crime is +204% above London average

Property

Prices, sales volume and market trends

Avg floor area102.8 m²

EPC breakdown

C
3%
D
16%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Semi 91%Flat 9%

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£257,000
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 CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+7.3%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

+42.40

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached90.5%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£71k£52k-26.2%1.5
Post-dot-com plateau2002–2003£154k£185k+19.9%2.5
Pre-crash peak2007–2007£265k£265k+0%1
GFC & correction2010–2012£303k£316k+4.2%2.3
Help-to-Buy recovery2014–2014£315k£315k+0%1
Brexit uncertainty2017–2018£390k£589k+51%1
Pandemic surge2021–2021£385k£385k+0%1
Rate-rise correction2022–2022£415k£415k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.9% alpha

Semi-detached+2.9% α
Local
11.2%
District
8.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

35out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
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 Terminals 2 & 3 Rail StationHeathrow Express line
16.6 min walk
Heathrow T1 Rail-Air Link

Nearby stations

Heathrow T1 Rail-Air LinkNational Rail
16 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
17 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
18 min walk
Hatton Cross Underground StationPiccadilly
36 min walk
Heathrow Terminal 4 Underground StationPiccadilly
37 min walk
No bus stops within 400m

9

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge79 min ↑
Victoria ★74 min
Waterloo78 min ↑
Canary Wharf81 min ↑
City81 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)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park219m
Santander docks (800m)0
Nearest cycle dock15.1 km

Nearby car parks

🅿️
LHR Terminal 2 Business Parking· yes
589m
🅿️
Renaissance London Heathrow Hotel· yes
739m

Connectivity

Broadband and mobile coverage

92%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed462 Mbps
Median download437 Mbps
Superfast coverage92%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 20.3 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Staines Moor SSSI — 5.2 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

FIND AND TREAT PRIMARY CARE

CROWN PLAZA HILLINGDON, STOCKLEY ROAD, UB7 9NA

21 min walk

0

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Magpies (431 m)

Nearest supermarketThe Co-operative Food · 1.3 km

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)

2.9km

Post office

Nearby restaurants

Madeirinhas191 m
Il Basilico436 m
Achari604 m

Nearby pubs

The Three Magpies431 m
King William IV687 m
The Plough1.0 km
Food hygiene (5-star)50% of 10

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AATS CONSTRUCTION AND DEVELOPMENT LTD
ALLAICE LTD
ASKANS GLOBAL HOLDINGS LTD
ASKANS GROUP LTD
BHAMRA CONSTRUCTION LTD

+3 more

Investment

Investment grade, yield and market outlook

66

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

16.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,613m
Crossrail 2 route18,600m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,232 nationally

2,073

Est. population

1,785/km²

68%

Employed

33%

Degree educated

£42,800

Median income

6.3%

Claimant rate

SuburbanLow densityRenters

24

Community stability

Age profile

23%
27%
26%
17%
Under 1823%
18–3427%
35–4926%
50–6417%
65+7%

Tenure

16%
60%
Own outright12%
Own (mortgage)16%
Private rent60%
Social rent12%
Shared ownership1%

Ethnicity

21%
22%
41%
White British21%
White Other22%
Asian41%
Black6%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine29%
No car household31%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Private rent60%
Social rent12%

vs. London

Income vs London+1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
1
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
10 homes · LAND BETWEEN, 501, LAND BETWEEN, 501, SIPSON ROAD, SIPSON LANE & SIPSON WAY, UB7
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, 501, LAND BETWEEN, 501, SIPSON ROAD, SIPSON LANE & SIPSON WAY, UB710 homes
completed
Land adjacent to 25, Land adjacent to 25, Chitterfield Gate, Sipson, UB7 0JR4 homes
completed
544, 544, SIPSON ROAD, SIPSON, UB7 0JB2 homes
completed
LAND FORMING PART OF 1, LAND FORMING PART OF 1, BOMER CLOSE, SIPSON, UB7 0JP1 homes
completed
LAND FORMING PART OF 2, LAND FORMING PART OF 2, BOMER CLOSE, SIPSON, UB7 0JP1 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 0DN

Full postcodeUB7 0DN
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.484387
Longitude-0.454167
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