West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50677, -0.47638

UB7 7AB— West Drayton, Hillingdon

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

 

Schools 100%Safety 68/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong schools but weak transport

Liveability
61
Safety
68
Schools
83
Transport
42
Environment
67
Investment
36

The bottom line

UB7 7AB 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.

Less suited to Car-free commuters.

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Location

UB7 7AB

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 7AB

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

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How UB7 7AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Catherine Catholic Primary School

Good · Inspected Nov 2023 · 5 min walk

KS2: 107.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 22 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 · 37 min walk

4 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 3.2km

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,801/m²
Price per ft²£260/ft²
Avg floor area126.7 m²

EPC breakdown

B
3%
C
6%
D
18%
E
10%
F
1%

Based on 38 properties · Confidence: high

Street mix

Semi 33%Terraced 2%Detached 51%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£316,750
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

1995–2025 · CAGR

+3.7%

Total change

+198%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.4%

per year

Acceleration

-42.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 56 sales

Property Type Mix

Total: 56 sales

Detached51.8%
Semi-detached32.1%
Terraced1.8%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£113k£126k+11.3%3
Post-dot-com plateau2001–2004£163k£265k+62.3%2.5
Pre-crash peak2005–2006£240k£366k+52.5%2.5
GFC & correction2008–2012£333k£340k+2.2%2.2
Help-to-Buy recovery2013–2015£373k£419k+12.4%2.7
Brexit uncertainty2018–2019£655k£650k-0.8%1
Pandemic surge2021–2021£654k£654k+0%2
Rate-rise correction2022–2023£735k£680k-7.5%3.5
Current market2025–2025£338k£338k+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+2.7% alpha

Weakest performer

Semi-detached

+0.4% alpha

Detached+2.7% α
Local
8.6%
District
5.9%
Semi-detached+0.4% α
Local
6.3%
District
5.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing13
Trend Position100

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
5.4 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
6 min walk
West DraytonNational Rail
6 min walk
Iver Rail StationElizabeth line · Great Western Railway
26 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
49 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
52 min walk
No bus stops within 400m

25

Walkability score

6

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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park238m
Santander docks (800m)0
Nearest cycle dock16.6 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: 21.5 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 49%
More green space than 90% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.3 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

3 min walk

59%

Recommend GP

59%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

16

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

9

Convenience

No pubs within 400m — nearest: Railway Arms (362 m)

Nearest supermarketAldi · 879 m
1 tennis courts

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)

281m

Post office

Nearby shops

Swan Convenience Store160 m
Danes Convenience Store216 m
Kay's Kitchen265 m
Huong Viet281 m

Nearby cafes

Griddle Cafe261 m
No 46263 m
Costa437 m
Alma Lusa817 m

Nearby restaurants

Go Sing288 m
Popeyes Grill297 m
Smokin Patty299 m
Deccan Bawarchi318 m

Nearby pubs

Railway Arms362 m
De Burgh Arms423 m
The Six Bells450 m
George & Dragon926 m

Nearby gyms

PureGym961 m

Nearby pharmacies

Boots304 m
Yiewsley Pharmacy634 m
Phillips Pharmacy712 m

Nearby health

Yiewsley Health Centre588 m
Food hygiene (5-star)42% of 69

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ALL AWARDS JEDBURGH LTD
APEX DINE LIMITED
ASTRAI LIMITED
DEEPTECH SEMICONDUCTORS LIMITED
FRAYSBANK PROPERTIES LIMITED

+11 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.5

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,144m
Crossrail 2 route21,036m

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)
38
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
11
Local approval rate
64%
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
158
Under construction
0
Completed (3yr)
6
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
HIGH

Named schemes (500m)

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
70, 70, STATION ROAD, DRAYTON GARDENS, YIEWSLEY, UB7 7DS44 homes
completed
5, 5, Station Road, West Drayton, UB7 7BT38 homes
completed
LAND AT REAR OF, 23-57, LAND AT REAR OF, 23-57, SWAN ROAD, UB736 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 7AB

Full postcodeUB7 7AB
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.506771
Longitude-0.476379
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