West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50204, -0.47455

UB7 7PP— West Drayton, Hillingdon

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

The family fortress

 

Schools 100%Safety 76/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
76
Schools
76
Transport
36
Environment
71
Investment
43

The bottom line

UB7 7PP 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 7PP

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-15.0% vs London avg

Deep-dive guides for UB7 7PP

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB7 7PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Laurel Lane Primary School

Not yet inspected · Inspected Jan 2025 · 4 min walk

KS2: 100.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 27 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 39 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 2.7km

Crime is 15% below London average

Property

1 May

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£4,541/m²
Price per ft²£422/ft²
Avg floor area88.3 m²

EPC breakdown

C
2%
D
2%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 14%Terraced 57%Detached 29%

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£220,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

2000–2024 · CAGR

+2.4%

Total change

+75%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

-12.27

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Detached28.6%
Semi-detached14.3%
Terraced57.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£249k£249k+0%1
Post-dot-com plateau2002–2004£220k£198k-10%1
Pre-crash peak2005–2006£248k£268k+8.1%1
GFC & correction2009–2012£303k£246k-18.7%1
Help-to-Buy recovery2014–2015£304k£350k+15.2%1.5
Brexit uncertainty2019–2019£412k£412k+0%2
Current market2024–2024£435k£435k+0%1

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
Trend Position40

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
10.6 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 StationGreat Western Railway · Elizabeth line
29 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
45 min walk
Heathrow Terminal 5 Underground StationPiccadilly
47 min walk
No bus stops within 400m

15

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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)31
Nearest car park107m
Santander docks (800m)0
Nearest cycle dock16.5 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: 21.4 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 64%
More green space than 95% of London

Nearest SSSI: Staines Moor 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

4 min walk

59%

Recommend GP

59%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Cat & Fiddle (553 m)

Nearest supermarketFamily Sari Sari Store · 1.3 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)

680m

Post office

Nearby shops

Kay's Kitchen281 m
Danes Convenience Store332 m
Swan Convenience Store394 m
ISA News, Food & Wine621 m

Nearby cafes

Griddle Cafe692 m
No 46700 m
Costa933 m

Nearby restaurants

Sipson Tandoori536 m
Favorite Chicken & Ribs West Drayton552 m
Sea Shell Fish & Chips620 m
Palace Tandoori621 m

Nearby pubs

The Cat & Fiddle553 m
The Six Bells607 m
Railway Arms849 m
De Burgh Arms908 m

Nearby pharmacies

Boots789 m
Yiewsley Pharmacy1.1 km
Phillips Pharmacy1.2 km

Nearby health

Yiewsley Health Centre1.1 km
Food hygiene (5-star)49% of 51

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AMR ITECH LTD
SULTAN TRADING LTD

Investment

Investment grade, yield and market outlook

43

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 score15/100
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 owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

40.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,999m
Crossrail 2 route20,689m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
38
Planning apps (12 months)
9
Planning apps (3 years)
9
Local approval rate
56%
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)
10
Largest scheme
53 homes · Former West Drayton Police Station, Former West Drayton Police Station, Station Road, West Drayton, UB7 7JQ
Pipeline pressure
NONE

Named schemes (500m)

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
Brooklyn House, 22, Brooklyn House, 22, The Green, UB7 7PQ2 homes
completed
22, 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 7PP

Full postcodeUB7 7PP
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.502035
Longitude-0.474548
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