West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50536, -0.46997

UB7 7JS— West Drayton, Hillingdon

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

High-connectivity investment target

 

Schools 67%Safety 69/100Transport 46/100Yield 4.50%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
55
Safety
69
Schools
56
Transport
46
Environment
63
Investment
65

The bottom line

UB7 7JS offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

Check your dealbreakers

Toggle the things that matter to you — see how UB7 7JS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB7 7JS meets your needs.

Location

UB7 7JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for UB7 7JS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB7 7JS with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How UB7 7JS 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 · 21 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 9 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

101.0 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 468.9%

+34% vs borough

Crime by type

Other25%
Anti-social behaviour23%
Violence & sexual offences23%
Vehicle crime12%
Burglary7%
Drug offences4%
Robbery3%
Theft2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 2.9km

Crime is +55% above London average

Property

Prices, sales volume and market trends

Avg floor area66.3 m²

EPC breakdown

B
47%
C
2%
D
3%
E
1%

Based on 53 properties · Confidence: high

Street mix

Semi 14%Detached 71%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

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.14 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+-1.5%

Total change

-34%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

-94.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Detached71.4%
Semi-detached14.3%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£922k£200k-78.3%1
Pre-crash peak2006–2007£340k£275k-19.1%1
Help-to-Buy recovery2013–2013£560k£560k+0%1
Current market2024–2024£613k£613k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

27

Walkability score

25

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)

Total spaces (800m)17
Nearest car park251m
Santander docks (800m)0
Nearest cycle dock16.2 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

Aircraft noise

-3.4028234663852886e+38 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.1 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 13%
More green space than 77% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.5 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

3

GPs within 1km

2

Dentists within 1km

3

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

35

Parks (1km)

16

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketFamily Sari Sari Store · 920 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

364m

Post office

Nearby shops

ISA News, Food & Wine204 m
Best Food & Wine332 m
Huong Viet355 m
Danes Convenience Store359 m

Nearby cafes

Griddle Cafe398 m
No 46408 m
Costa630 m
Alma Lusa983 m

Nearby restaurants

Sea Shell Fish & Chips196 m
Palace Tandoori200 m
New Wing Luck208 m
Domino's213 m

Nearby pubs

The Six Bells145 m
Railway Arms553 m
De Burgh Arms596 m
The Cat & Fiddle931 m

Nearby pharmacies

Boots509 m
Yiewsley Pharmacy754 m
Phillips Pharmacy827 m

Nearby health

Yiewsley Health Centre704 m
Food hygiene (5-star)44% of 66

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GENTS TAG LTD
SYED AUTOS LTD

Investment

Investment grade, yield and market outlook

65

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 score15/100
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

23.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,693m
Crossrail 2 route20,568m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,611 nationally

2,534

Est. population

12,521/km²

64%

Employed

42%

Degree educated

£43,000

Median income

6.2%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

29%
28%
23%
13%
Under 1829%
18–3428%
35–4923%
50–6413%
65+7%

Tenure

15%
27%
40%
16%
Own outright15%
Own (mortgage)27%
Private rent40%
Social rent16%
Shared ownership1%

Ethnicity

29%
15%
34%
White British29%
White Other15%
Asian34%
Black10%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household29%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent40%
Social rent16%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
35
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
50%
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
0
Under construction
0
Completed (3yr)
8
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
NONE

Named schemes (500m)

DEFENCE RESEARCH AGENCY SITE BETWEEN, DEFENCE RESEARCH AGENCY SITE BETWEEN, KINGSTON LANE, WARWICK ROAD, UB799 homes
completed
Former West Drayton Police Station, Former West Drayton Police Station, Station Road, West Drayton, UB7 7JQ53 homes
completed
70, 70, STATION ROAD, DRAYTON GARDENS, YIEWSLEY, UB7 7DS44 homes
completed
LAND AT REAR OF, 23-57, LAND AT REAR OF, 23-57, SWAN ROAD, UB736 homes
completed
2,4,6, 2,4,6, Swan Road, West Drayton, UB7 7JY16 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

Live in UB7 7JS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB7 7JS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB7 7JS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB7 7JS

Full postcodeUB7 7JS
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.505357
Longitude-0.469971
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