Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48258, -0.48891

UB7 0ES— Heathrow Villages, Hillingdon

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

 

Schools 0%Safety 4/100Transport 16/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
22
Safety
4
Schools
16
Transport
16
Environment
86
Investment
47

The bottom line

UB7 0ES offers 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 72 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB7 0ES

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 0ES

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

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Postcode Personality

🌿 Green Lung⚠️ Very high crime
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How UB7 0ES has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Harmondsworth Primary School

Not yet inspected · 10 min walk

KS2: 104.9

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 56 min walk

P8: -0.27A8: 40.7

0% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 66 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' · 1.8km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,055/m²
Price per ft²£563/ft²
Avg floor area48.6 m²

EPC breakdown

C
21%
D
12%
E
11%
F
3%

Based on 47 properties · Confidence: high

Street mix

Terraced 24%Detached 6%Flat 67%Other 4%

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£121,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2026 · CAGR

+2.5%

Total change

+113%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.0%

per year

Acceleration

-27.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 39 sales

Property Type Mix

Total: 39 sales

Detached7.7%
Terraced28.2%
Flat/maisonette64.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£74k+6.4%1.3
Post-dot-com plateau2001–2004£72k£111k+53.2%2.8
Pre-crash peak2006–2007£119k£163k+36.6%5.5
GFC & correction2008–2010£88k£189k+116.5%1.3
Brexit uncertainty2018–2019£435k£476k+9.4%1.5
Pandemic surge2021–2021£810k£810k+0%1
Rate-rise correction2023–2023£425k£425k+0%1
Current market2024–2026£317k£149k-53%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Weakest performer

Flat/maisonette

-3.6% alpha

Terraced-1.4% α
Local
2.4%
District
3.8%
Flat/maisonette-3.6% α
Local
8.7%
District
12.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
14 min walk
Heathrow Terminal 5

Nearby stations

Heathrow Terminal 5National Rail
16 min walk
Heathrow Terminal 5 Rail StationElizabeth line · Heathrow Express
17 min walk
Heathrow Terminal 5 Underground StationPiccadilly
17 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
33 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
36 min walk
No bus stops within 400m

7

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria74 min ↑
Waterloo ★72 min
Canary Wharf79 min ↑
City77 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)1354
Nearest car park304m
Santander docks (800m)0
Nearest cycle dock17.5 km

Nearby car parks

🅿️
Heathrow Pod Parking1281 spaces· yes
304m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed8 Mbps
Median download8 Mbps
Superfast coverage0%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Staines Moor SSSI — 3.9 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

5 min walk

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalAshford Hospital · 4.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.2 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)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Kings Arms (345 m)

No restaurants within 800m — nearest: McDonald's (568 m)

Nearest supermarketAldi · 3.7 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 cafes

Caffè Nero1.0 km
Starbucks1.2 km

Nearby restaurants

McDonald's568 m
Vagabond1.1 km
Five Guys1.1 km
Giraffe1.1 km

Nearby pubs

Kings Arms345 m
The Crown Rivers1.1 km
Food hygiene (5-star)90% of 10

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BUNCUP LTD.
CARPE DIEM E LIMITED
DAHIR TRANSPORT AND LOGISTICS LTD
DIVINE APPETITE LIMITED
JEHOVAH JIREH SECURITY SERVICES LTD

+5 more

Investment

Investment grade, yield and market outlook

47

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 score11/100
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

23.3

Price growth score

E
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route27,033m
Crossrail 2 route20,790m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
0
Largest scheme
12 homes · LAND AT, 575-583, LAND AT, 575-583, BATH ROAD, UB7 0EH
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 575-583, LAND AT, 575-583, BATH ROAD, UB7 0EH12 homes
completed
567, 567, BATH ROAD, LONGFORD, UB7 0EH12 homes
completed
472-474A, 472-474A, Bath Road, UB79 homes
completed
LAND BETWEEN FLATS 2-4 AND 5-7 ORCHARD COURT, LAND BETWEEN FLATS 2-4 AND 5-7 ORCHARD COURT, THE ISLAND, WEST DRAYTON, UB7 0ES1 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 0ES

Full postcodeUB7 0ES
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.482582
Longitude-0.488908
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