West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50516, -0.47718

UB7 7LF— West Drayton, Hillingdon

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

Under-the-radar value

 

Schools 100%Safety 57/100Transport 40/100Yield 8.82%

Best for: Most buyers

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Lopsided profile — strong schools but weak transport

Liveability
52
Safety
57
Schools
83
Transport
40
Environment
68
Investment
49

The bottom line

UB7 7LF offers exceptional schools (100% Good/Outstanding) and fast broadband at £183,750 median — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

UB7 7LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-64.7% vs London avg
vs London income+1.9% vs London avg
vs London crime+167.0% vs London avg

Deep-dive guides for UB7 7LF

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

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“Under-the-radar value”

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How UB7 7LF 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 · 2 min walk

KS2: 107.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 24 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

173.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 858.6%

+130% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Vehicle crime16%
Anti-social behaviour14%
Burglary6%
Drug offences5%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 3.1km

Crime is +167% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£183,750

Median sale price

Bottom 25% — 65% below London median

£183,750 is 65% below the London median (£520,000)

-55.8%

This year

Flat

Dominant type

Price history

5-year change
-18.3%
Sales (24 months)6
New build0.0%
Avg flat£183,750
Price per m²£4,273/m²
Price per ft²£397/ft²
Avg floor area43.1 m²

EPC breakdown

C
30%
D
24%
E
9%
G
1%

Based on 64 properties · Confidence: high

Street mix

Semi 3%Flat 96%Other 1%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£5,512

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

4.3×

Price-to-income

£919/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£107,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+3.6%

Total change

+179%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.5%

per year

Acceleration

-62.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 101 sales

Property Type Mix

Total: 101 sales

Semi-detached4%
Flat/maisonette96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£56k-1.8%3.4
Post-dot-com plateau2001–2004£60k£100k+66.6%6.2
Pre-crash peak2005–2007£108k£101k-6.4%4.7
GFC & correction2008–2012£137k£123k-10.6%3.2
Help-to-Buy recovery2013–2016£118k£136k+15.3%3.5
Brexit uncertainty2017–2019£219k£238k+8.5%2.3
Pandemic surge2020–2021£153k£225k+47.5%2.5
Current market2024–2025£271k£159k-41.5%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
3.9%
District
5.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
7.5 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
8 min walk
West DraytonNational Rail
8 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
50 min walk
No bus stops within 400m

17

Walkability score

13

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)

Total spaces (800m)7
Nearest car park106m
Santander docks (800m)0
Nearest cycle dock16.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

53%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed314 Mbps
Median download319 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: 21.6 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 28%
More green space than 91% 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: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

1 min walk

59%

Recommend GP

59%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

4

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

38

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Six Bells (532 m)

Nearest supermarketAldi · 1.1 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)

439m

Post office

Nearby shops

Kay's Kitchen119 m
Danes Convenience Store145 m
Swan Convenience Store148 m
Huong Viet436 m

Nearby cafes

Griddle Cafe429 m
No 46432 m
Costa623 m
Alma Lusa1.0 km

Nearby restaurants

Smokin Patty442 m
Butties Nigerian Takeaway462 m
Go Sing471 m
Popeyes Grill475 m

Nearby pubs

The Six Bells532 m
Railway Arms548 m
De Burgh Arms608 m
The Cat & Fiddle938 m

Nearby gyms

PureGym1.1 km

Nearby pharmacies

Boots488 m
Yiewsley Pharmacy820 m
Phillips Pharmacy898 m

Nearby health

Yiewsley Health Centre774 m
Food hygiene (5-star)46% of 52

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DIMI PROPERTIES LIMITED
DRAYTON PEST MANAGEMENT LIMITED
KP SAFETY MANAGEMENT LIMITED
LAYERFORM SYSTEM LIMITED
PGP ASSETS LTD

Investment

Investment grade, yield and market outlook

49

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
8.8% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score8/100
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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,193m
Crossrail 2 route21,006m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,670 nationally

1,603

Est. population

2,940/km²

59%

Employed

36%

Degree educated

£42,800

Median income

6.5%

Claimant rate

SuburbanLow densityEstablished mixed

45

Community stability

Age profile

25%
20%
21%
17%
16%
Under 1825%
18–3421%
35–4921%
50–6417%
65+16%

Tenure

29%
23%
27%
20%
Own outright29%
Own (mortgage)23%
Private rent27%
Social rent20%
Shared ownership1%

Ethnicity

51%
15%
19%
White British51%
White Other15%
Asian19%
Black7%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine23%
No car household22%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent27%
Social rent20%

vs. London

Income vs London+1.9%
Price vs London-64.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
41
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)
10
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
0
Under construction
0
Completed (3yr)
5
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
NONE

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
LAND AT REAR OF, 23-57, LAND AT REAR OF, 23-57, SWAN ROAD, UB736 homes
completed
82, 82, SWAN ROAD, WESTDRAYTON, UB7 7LA25 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£183,750)

£0

Standard buyer

£0

First-time buyer

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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 7LF

Full postcodeUB7 7LF
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.505163
Longitude-0.477182
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