Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.49100, -0.45816

UB7 0HR— Heathrow Villages, Hillingdon

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

 

Schools 50%Safety 62/100Transport 9/100Yield 4.50%

Best for: Most buyers

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

Liveability
38
Safety
62
Schools
90
Transport
9
Environment
63
Investment
61

The bottom line

UB7 0HR offers exceptional schools (100% Good/Outstanding) and fast broadband — 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 0HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for UB7 0HR

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

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How UB7 0HR 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 · 2 min walk

KS2: 110.0

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 21 min walk

P8: +0.27A8: 43.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 41 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 1.2km

Crime is +114% above London average

Property

Prices, sales volume and market trends

Avg floor area108.5 m²

EPC breakdown

B
2%
C
6%
D
8%

Based on 16 properties · Confidence: medium

Street mix

Semi 55%Detached 46%

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£271,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.14 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

1997–2019 · CAGR

+7.3%

Total change

+374%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

-50.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£108k£220k+104.7%1
Post-dot-com plateau2002–2002£180k£180k+0%1
GFC & correction2010–2011£356k£371k+4%1.5
Help-to-Buy recovery2013–2015£250k£425k+70%1
Brexit uncertainty2019–2019£510k£510k+0%1

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 T3 Rail-Air Link

Nearby stations

Heathrow T3 Rail-Air LinkNational Rail
26 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
27 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
28 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
29 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
37 min walk
No bus stops within 400m

8

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria77 min ↑
Waterloo ★72 min
Canary Wharf75 min ↑
City75 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)

Nearest car park131m
Santander docks (800m)0
Nearest cycle dock15.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed450 Mbps
Median download429 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 19%
More green space than 77% of London

Nearest SSSI: Staines Moor SSSI — 5.6 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

12 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.6 km

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)

2.2km

Post office

Nearby shops

S & K News889 m

Nearby cafes

cinitas cafe530 m

Nearby restaurants

Achari192 m
Madeirinhas940 m

Nearby pubs

King William IV101 m
The Plough275 m
Food hygiene (5-star)55% of 11

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BEAST SECURITY SERVICES LTD
BOOM LONDON EVENTS LTD
DIPLOMAT SERVICES REAL ESTATE & BUILDERS LTD
E & B SERVICES LTD
IMPERIAL INFORMATION CONSULTANCY LTD

+1 more

Investment

Investment grade, yield and market outlook

61

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

13.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,861m
Crossrail 2 route19,143m

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
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
2
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)
1
Largest scheme
4 homes · Land adjacent to 25, Land adjacent to 25, Chitterfield Gate, Sipson, UB7 0JR
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJACENT TO 380, LAND ADJACENT TO 380, SIPSON ROAD, SIPSON, UB7 0HU2 homes
completed
10A, 10A, HOLLYCROFT CLOSE, SIPSON, UB7 0JJ1 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 0HR

Full postcodeUB7 0HR
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.491003
Longitude-0.458164
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