West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50291, -0.48099

UB7 7PF— West Drayton, Hillingdon

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

 

Schools 100%Safety 57/100Transport 19/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
45
Safety
57
Schools
83
Transport
19
Environment
86
Investment
44

The bottom line

UB7 7PF offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby; 69 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB7 7PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.9% vs London avg
vs London crime+167.0% vs London avg

Deep-dive guides for UB7 7PF

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

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How UB7 7PF 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 · 29 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 43 min walk

3 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) · 3.0km

Crime is +167% 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£5,645/m²
Price per ft²£524/ft²
Avg floor area91.6 m²

EPC breakdown

C
2%
D
8%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 94%Detached 3%Other 3%

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£229,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

1996–2025 · CAGR

+5.7%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.9%

per year

Acceleration

+4.12

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 30 sales

Property Type Mix

Total: 30 sales

Detached3.3%
Terraced96.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£97k£134k+38.1%1.5
Post-dot-com plateau2001–2004£145k£205k+41.4%1.8
Pre-crash peak2005–2007£226k£272k+20.4%2.5
GFC & correction2010–2011£250k£240k-4%1
Help-to-Buy recovery2014–2015£411k£319k-22.5%2
Brexit uncertainty2018–2019£377k£428k+13.4%1
Pandemic surge2020–2020£430k£430k+0%2
Rate-rise correction2022–2022£450k£450k+0%1
Current market2025–2025£490k£490k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
6.5%
District
7.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
11.8 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
13 min walk
West DraytonNational Rail
13 min walk
Iver Rail StationElizabeth line · Great Western Railway
24 min walk
Heathrow Terminal 5 Rail StationElizabeth line · Heathrow Express
46 min walk
Heathrow Terminal 5 Underground StationPiccadilly
46 min walk
No bus stops within 400m

7

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria74 min ↑
Waterloo ★69 min
Canary Wharf73 min ↑
City74 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)24
Nearest car park335m
Santander docks (800m)0
Nearest cycle dock16.9 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Staines Moor SSSI — 6.3 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

5 min walk

59%

Recommend GP

59%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cat & Fiddle (853 m)

No restaurants within 800m — nearest: Smokin Patty (806 m)

Nearest supermarketAldi · 1.4 km
2 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)

802m

Post office

Nearby shops

Kay's Kitchen385 m
Danes Convenience Store470 m
Swan Convenience Store502 m
Huong Viet800 m

Nearby cafes

Griddle Cafe791 m
No 46794 m
Costa964 m

Nearby restaurants

Smokin Patty806 m
Butties Nigerian Takeaway823 m
Go Sing824 m
Popeyes Grill833 m

Nearby pubs

The Cat & Fiddle853 m
Railway Arms895 m
De Burgh Arms954 m

Nearby pharmacies

Boots839 m
Food hygiene (5-star)55% of 11

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

BGD ESTATES LTD
CARTY LDN LIMITED
PRISM SUPPORT SERVICES LTD
REELSOUND LIMITED
VERMITH MEDIA LTD

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

24.1

Price growth score

E
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,449m
Crossrail 2 route21,135m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
29
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
40%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
40 homes · LAND AT & FORMING PART OF OLD MILL HOUSE, LAND AT & FORMING PART OF OLD MILL HOUSE, THORNEY MILL ROAD, UB7
Pipeline pressure
NONE

Named schemes (500m)

LAND AT & FORMING PART OF OLD MILL HOUSE, LAND AT & FORMING PART OF OLD MILL HOUSE, THORNEY MILL ROAD, UB740 homes
completed
Former Anglers Retreat Public House, Former Anglers Retreat Public House, Cricketfield Road, West Drayton, UB7 7HG16 homes
completed
OXENEY COTTAGE, Oxeney Cottage, THORNEY MILL ROAD, WEST DRAYTON, UB7 7EZ4 homes
completed
BROOKLYN HOUSE, 22, BROOKLYN HOUSE, 22, THE GREEN, WEST DRAYTON, UB7 7PQ2 homes
completed
BROOKLYN HOUSE, 22, BROOKLYN HOUSE, 22, THE GREEN, WEST DRAYTON, UB7 7PQ2 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 7PF

Full postcodeUB7 7PF
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.502910
Longitude-0.480988
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