Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51469, -0.47616

UB7 7RW— Yiewsley, Hillingdon

Location and area intelligence for UB7 7RW, Yiewsley, Hillingdon

 

Schools 100%Safety 60/100Transport 42/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Most buyers

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Lopsided profile — strong schools but weak transport

Liveability
59
Safety
60
Schools
83
Transport
42
Environment
58
Investment
49

The bottom line

UB7 7RW offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catches: 55 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB7 7RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+136.0% vs London avg

Deep-dive guides for UB7 7RW

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

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Postcode Personality

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How UB7 7RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Matthew's CofE Primary School

Good · Inspected Jul 2022 · 3 min walk

KS2: 108.7

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 15 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 · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

153.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 668.8%

+103% vs borough

Crime by type

Other41%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime8%
Robbery6%
Drug offences5%
Theft4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.5km

Crime is +136% above London average

Property

Prices, sales volume and market trends

Avg floor area32.7 m²

EPC breakdown

B
5%
C
8%
D
7%

Based on 20 properties · Confidence: medium

Street mix

Flat 94%Other 6%

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£81,750
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
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2010 · CAGR

+6.2%

Total change

+94%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.4%

per year

Acceleration

-43.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£51k£51k+1%1.5
Post-dot-com plateau2001–2002£53k£79k+49.1%1.5
GFC & correction2008–2010£107k£98k-8.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.2% alpha

Flat/maisonette-5.2% α
Local
3.9%
District
9.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
West Drayton Rail StationGreat Western Railway line
7 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 StationGreat Western Railway · Elizabeth line
28 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
44 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
51 min walk
No bus stops within 400m

51

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria61 min ↑
Waterloo ★55 min
Canary Wharf58 min ↑
City59 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park71m
Santander docks (800m)0
Nearest cycle dock16.6 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 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: 21.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 5.4 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

YIEWSLEY FAMILY PRACTICE

HIGH STREET, YIEWSLEY, UB7 7DP

5 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

24

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketAldi · 132 m

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)

771m

Post office

Nearby shops

Yiewsley Premier Stores190 m
Magazin Romanesc Roua199 m
Chopra Food & Wine223 m
Maxim Food & Wine309 m

Nearby cafes

Alma Lusa202 m
Costa498 m
No 46735 m
Griddle Cafe745 m

Nearby restaurants

Sizzler Express194 m
Woodys202 m
Pizza Hut Delivery215 m
Jannat220 m

Nearby pubs

George & Dragon165 m
De Burgh Arms530 m
Railway Arms581 m
Waters Edge759 m

Nearby gyms

PureGym102 m

Nearby pharmacies

Phillips Pharmacy351 m
Yiewsley Pharmacy395 m
Boots635 m

Nearby health

Yiewsley Health Centre437 m
Food hygiene (5-star)43% of 82

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ORIUM PROPERTIES 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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

28.1

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,183m
Crossrail 2 route21,428m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,217 nationally

2,410

Est. population

5,707/km²

67%

Employed

47%

Degree educated

£43,500

Median income

6.9%

Claimant rate

SuburbanMedium densityMixed

35

Community stability

Age profile

28%
28%
26%
Under 1828%
18–3428%
35–4926%
50–6412%
65+6%

Tenure

27%
38%
18%
Own outright12%
Own (mortgage)27%
Private rent38%
Social rent18%
Shared ownership5%
Rent free0%

Ethnicity

30%
19%
28%
White British30%
White Other19%
Asian28%
Black11%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household29%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent38%
Social rent18%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
6
Local approval rate
89%
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)
3

Housing pipeline (800m)

Homes approved
158
Under construction
0
Completed (3yr)
36
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
HIGH

Named schemes (500m)

Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ315 homes
completed
FORMER HONEYWELL SITE, FORMER HONEYWELL SITE, TROUT ROAD, YIEWSLEY, UB7218 homes
completed
MORRISON SUPERMARKET, 41-67 HIGH STREET, YIEWSLEY158 homes
not_started
WEST OF HIGH STREET, NORTH OF TROUT ROAD, WEST OF HIGH STREET, NORTH OF TROUT ROAD, TROUT ROAD, YIEWSLEY, UB7 797 homes
completed
LAND AT 92 - 104, LAND AT 92 - 104, HIGH STREET, YIEWSLEY, UB7 7DU54 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
29.9%
Ward turnout
34%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Naser Mohammed Issa AbbyLabour
Sital PunjaLabour

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Key facts for UB7 7RW

Full postcodeUB7 7RW
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.514690
Longitude-0.476158
Parliamentary constituencyUxbridge and South Ruislip
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
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