West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50375, -0.47256

UB7 7QD— West Drayton, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 67%Safety 76/100Transport 39/100Yield 4.50%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
76
Schools
56
Transport
39
Environment
62
Investment
56

The bottom line

UB7 7QD offers low crime — 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 7QD

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 7QD

🛡️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 7QD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Laurel Lane Primary School

Not yet inspected · Inspected Jan 2025 · 6 min walk

KS2: 100.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 24 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 36 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) · 2.8km

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area63.7 m²

EPC breakdown

C
16%
D
12%
E
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 6%Flat 94%

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£159,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1995–2022 · CAGR

+5.3%

Total change

+306%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.9%

per year

Acceleration

+24.79

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached6.5%
Flat/maisonette93.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£93k+43.5%1.2
Post-dot-com plateau2001–2004£109k£164k+50%2.8
Pre-crash peak2005–2006£155k£166k+7.4%1
GFC & correction2008–2011£176k£173k-1.7%1.5
Help-to-Buy recovery2015–2016£280k£265k-5.4%1
Brexit uncertainty2017–2017£298k£298k+0%1
Pandemic surge2020–2021£282k£240k-14.9%1
Rate-rise correction2022–2022£264k£264k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
4.8%
District
6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
8.1 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
9 min walk
West DraytonNational Rail
9 min walk
Iver Rail StationElizabeth line · Great Western Railway
30 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
45 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
47 min walk
No bus stops within 400m

19

Walkability score

24

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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)31
Nearest car park129m
Santander docks (800m)0
Nearest cycle dock16.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 21.3 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 6.6 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

3 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

41

Parks (1km)

15

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 (373 m)

Nearest supermarketFamily Sari Sari Store · 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)

481m

Post office

Nearby shops

Danes Convenience Store226 m
Kay's Kitchen249 m
Swan Convenience Store270 m
ISA News, Food & Wine394 m

Nearby cafes

Griddle Cafe501 m
No 46510 m
Costa749 m
Alma Lusa1.1 km

Nearby restaurants

Sea Shell Fish & Chips391 m
Palace Tandoori392 m
New Wing Luck395 m
Domino's397 m

Nearby pubs

The Six Bells373 m
Railway Arms665 m
De Burgh Arms721 m
The Cat & Fiddle730 m

Nearby pharmacies

Boots608 m
Yiewsley Pharmacy912 m
Phillips Pharmacy990 m

Nearby health

Yiewsley Health Centre861 m
Food hygiene (5-star)46% of 67

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ULTIMATE GUARDZ LIMITED

Investment

Investment grade, yield and market outlook

56

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

25.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,867m
Crossrail 2 route20,648m

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)
10
Planning apps (3 years)
9
Local approval rate
50%
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)
8
Largest scheme
99 homes · DEFENCE RESEARCH AGENCY SITE BETWEEN, DEFENCE RESEARCH AGENCY SITE BETWEEN, KINGSTON LANE, WARWICK ROAD, UB7
Pipeline pressure
NONE

Named schemes (500m)

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
82, 82, SWAN ROAD, WESTDRAYTON, UB7 7LA25 homes
completed
2,4,6, 2,4,6, Swan Road, West Drayton, UB7 7JY16 homes
completed
10-14, 10-14, Swan Road, West Drayton, UB7 7JY15 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 7QD

Full postcodeUB7 7QD
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.503745
Longitude-0.472560
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