West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50295, -0.46741

UB7 7GE— West Drayton, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 67%Safety 76/100Transport 34/100Yield 3.93%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
53
Safety
76
Schools
56
Transport
34
Environment
62
Investment
53

The bottom line

UB7 7GE offers low crime and fast broadband at £412,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB7 7GE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-20.7% vs London avg
vs London income+2.4% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for UB7 7GE

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB7 7GE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

West Drayton Academy

Not yet inspected · 3 min walk

KS2: 108.1

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 23 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.9 incidents per 1,000 residents

Better than 58% of London
↑ Rising 241.4%

-27% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour21%
Vehicle crime12%
Burglary11%
Drug offences2%
Robbery2%
Theft1%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 2.6km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£412,500

Median sale price

21% below London median

£412,500 is 21% below the London median (£520,000)

-3.2%

This year

Flat

Dominant type

Price history

5-year change
+18.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£630,000
Avg flat£391,250
Price per m²£5,018/m²
Price per ft²£466/ft²
Avg floor area82.2 m²

EPC breakdown

B
45%
C
10%

Based on 55 properties · Confidence: high

Street mix

Semi 23%Detached 2%Flat 75%

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

Stamp duty

Standard buyer£8,125
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.6×

Price-to-income

£2,064/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£205,500
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2026 · CAGR

+-1.4%

Total change

-11%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.5%

per year

Acceleration

-1.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 65 sales

Property Type Mix

Total: 65 sales

Detached1.5%
Semi-detached23.1%
Flat/maisonette75.4%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£463k£395k-14.6%25.5
Pandemic surge2020–2021£359k£348k-3.1%2
Rate-rise correction2022–2023£362k£380k+5.1%2
Current market2024–2026£592k£413k-30.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4% alpha

Flat/maisonette+4% α
Local
0.5%
District
-3.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
West Drayton StationGreat Western Railway line
10 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
11 min walk
West DraytonNational Rail
11 min walk
Iver Rail StationElizabeth line · Great Western Railway
35 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
41 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
44 min walk
No bus stops within 400m

16

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria68 min ↑
Waterloo ★62 min
Canary Wharf65 min ↑
City66 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

14

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)46
Nearest car park66m
Santander docks (800m)0
Nearest cycle dock16.0 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 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: 20.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 19%
More green space than 75% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.7 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

8 min walk

59%

Recommend GP

59%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Six Bells (447 m)

Nearest supermarketFamily Sari Sari Store · 1.2 km
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)

685m

Post office

Nearby shops

ISA News, Food & Wine520 m
Danes Convenience Store581 m
Swan Convenience Store610 m
Kay's Kitchen617 m

Nearby cafes

Griddle Cafe719 m
No 46729 m
Costa949 m
cinitas cafe1.2 km

Nearby restaurants

Favorite Chicken & Ribs West Drayton110 m
Sipson Tandoori112 m
Sea Shell Fish & Chips511 m
Palace Tandoori516 m

Nearby pubs

The Six Bells447 m
The Cat & Fiddle743 m
Railway Arms874 m
De Burgh Arms916 m

Nearby pharmacies

NHS Pharmacy686 m
Boots830 m
Yiewsley Pharmacy1.1 km
Phillips Pharmacy1.1 km

Nearby health

Yiewsley Health Centre1.0 km
Food hygiene (5-star)42% of 31

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ANAGHA SOFTWARE SOLUTIONS LTD
AURAGRACE TECHNOLOGIES LTD
BRINDLEY CAPITAL LTD
HUE & HEAL LTD
MEHRAJ CONSULTANCY LIMITED

+5 more

Investment

Investment grade, yield and market outlook

53

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

52.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,507m
Crossrail 2 route20,289m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,354 nationally

1,802

Est. population

4,280/km²

62%

Employed

40%

Degree educated

£43,000

Median income

4.3%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

22%
22%
21%
17%
18%
Under 1822%
18–3422%
35–4922%
50–6417%
65+18%

Tenure

29%
36%
23%
Own outright29%
Own (mortgage)36%
Private rent23%
Social rent9%
Shared ownership3%

Ethnicity

46%
15%
26%
White British46%
White Other14%
Asian26%
Black5%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household16%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent23%
Social rent9%

vs. London

Income vs London+2.4%
Price vs London-20.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
8
Local approval rate
67%
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)
3
Largest scheme
773 homes · NATS (PHASE TWO), NATS (PHASE TWO), PORTERS WAY, WEST DRAYTON, UB7 9AX
Pipeline pressure
NONE

Named schemes (500m)

Former West Drayton Police Station, Former West Drayton Police Station, Station Road, West Drayton, UB7 7JQ53 homes
completed
DRAYTON COURT, DRAYTON COURT, THE GLEBE, UB724 homes
completed
Former British Legion, Former British Legion, Station Road, West Drayton, UB7 7GD13 homes
completed
ST MARTINS CHURCH HALL, ST MARTINS CHURCH HALL, KINGSTON LANE, UB812 homes
completed
Former sub station, Former sub station, Hawthorne Crescent, UB76 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£412,500)

£8,125

Standard buyer

£0

First-time buyer

Save £8,125

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB7 7GE

Full postcodeUB7 7GE
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.502949
Longitude-0.467415
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