West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50814, -0.47505

UB7 7AA— West Drayton, Hillingdon

Location and area intelligence for UB7 7AA, West Drayton, Hillingdon

 

Schools 100%Safety 68/100Transport 45/100Yield 4.50%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
68
Schools
83
Transport
45
Environment
62
Investment
44

The bottom line

UB7 7AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 min to waterloo — above average for this zone.

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Location

UB7 7AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for UB7 7AA

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

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How UB7 7AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Matthew's CofE Primary School

Good · Inspected Jul 2022 · 7 min walk

KS2: 108.7

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 20 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 629.2%

+38% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Anti-social behaviour20%
Vehicle crime14%
Burglary5%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 3.3km

Crime is +60% above London average

Property

Prices, sales volume and market trends

Avg floor area103.8 m²

EPC breakdown

C
1%
D
12%
E
9%
F
2%
G
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 69%Detached 29%Flat 2%

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 yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£259,500
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)
RoofPitched, 100 mm loft insulation
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

1996–2021 · CAGR

+7.3%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

+22.69

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Detached28.6%
Semi-detached69%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£176k+107.6%1.8
Post-dot-com plateau2001–2004£154k£244k+58.4%2
Pre-crash peak2006–2007£261k£260k-0.4%3
GFC & correction2009–2011£262k£302k+14.9%2.3
Help-to-Buy recovery2014–2016£335k£466k+39.2%2.3
Brexit uncertainty2017–2019£473k£450k-4.8%1.7
Pandemic surge2021–2021£493k£493k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Semi-detached-1.2% α
Local
5%
District
6.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
West Drayton StationGreat Western Railway line
3.3 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
4 min walk
West DraytonNational Rail
4 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
28 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
48 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
53 min walk
No bus stops within 400m

35

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park277m
Santander docks (800m)0
Nearest cycle dock16.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 21.4 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 6.1 km

Energy

Solar: 861 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 yield860.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE MEDICAL CENTRE

6 THE GREEN, UB7 7PJ

5 min walk

59%

Recommend GP

59%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

28

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

12

Convenience

Nearest supermarketAldi · 717 m
1 tennis courts

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)

149m

Post office

Nearby shops

Venus Convenience Store121 m
Ezee 2 Shop124 m
West Drayton Food & Wine127 m
Emporium Food Centre135 m

Nearby cafes

No 46110 m
Griddle Cafe114 m
Costa263 m
Alma Lusa650 m

Nearby restaurants

Go Sing111 m
Popeyes Grill125 m
Deccan Bawarchi141 m
Freshbites145 m

Nearby pubs

Railway Arms185 m
De Burgh Arms246 m
The Six Bells394 m
George & Dragon761 m

Nearby gyms

PureGym806 m

Nearby pharmacies

Boots126 m
Yiewsley Pharmacy457 m
Phillips Pharmacy536 m

Nearby health

Yiewsley Health Centre411 m
Food hygiene (5-star)42% of 94

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
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

ANITA HOMES LIMITED
DHISHUM TECHNOLOGIES LTD
DMP INTERNATIONAL LIMITED
EVERSOFTUK LIMITED
GLORYJACOB LIMITED

+9 more

Investment

Investment grade, yield and market outlook

44

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

35.5

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,059m
Crossrail 2 route21,023m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,104 nationally

1,682

Est. population

6,546/km²

58%

Employed

36%

Degree educated

£43,000

Median income

4.6%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

20%
19%
21%
22%
18%
Under 1820%
18–3419%
35–4921%
50–6422%
65+18%

Tenure

30%
29%
20%
20%
Own outright30%
Own (mortgage)29%
Private rent20%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

47%
13%
26%
White British47%
White Other14%
Asian26%
Black5%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household23%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent20%
Social rent20%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
36
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
10
Local approval rate
67%
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
158
Under construction
0
Completed (3yr)
40
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
HIGH

Named schemes (500m)

Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ315 homes
completed
MORRISON SUPERMARKET, 41-67 HIGH STREET, YIEWSLEY158 homes
not_started
Land Rear of 2-24, Land Rear of 2-24, HORTON ROAD, West Drayton, UB7 8EN87 homes
completed
SITE B, FORMER BASF LTD., SITE B, FORMER BASF LTD., COLHAM MILL ROAD, UB772 homes
completed
LAND AT FORMER BASF COATINGS & INKS LTD, LAND AT FORMER BASF COATINGS & INKS LTD, COLHAM MILL ROAD, UB755 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.2%
Ward turnout
34%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Jan SweetingLabour
Scott Myles FarleyLabour
Mohammed Shofiul IslamLabour

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Key facts for UB7 7AA

Full postcodeUB7 7AA
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.508139
Longitude-0.475051
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