Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51677, -0.47583

UB7 7RX— Yiewsley, Hillingdon

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

 

Schools 100%Safety 60/100Transport 39/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
60
Schools
76
Transport
39
Environment
58
Investment
49

The bottom line

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

The catches: very high noise — check proximity to rail lines; 55 min to waterloo — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB7 7RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for UB7 7RX

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

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How UB7 7RX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rabbsfarm Primary School

Not yet inspected · Inspected Jun 2025 · 2 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 13 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 · 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.4km

Crime is +136% above London average

Property

Prices, sales volume and market trends

Avg floor area56.1 m²

EPC breakdown

B
1%
C
14%
D
2%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 12%Flat 88%

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£140,250
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 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

1995–2023 · CAGR

+5.9%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-2.86

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 40 sales

Property Type Mix

Total: 40 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£84k+54.7%3
Post-dot-com plateau2001–2004£75k£154k+105.3%2
Pre-crash peak2005–2007£156k£149k-4.5%3.3
GFC & correction2008–2011£165k£155k-6.1%1
Help-to-Buy recovery2013–2015£184k£250k+35.6%1
Brexit uncertainty2018–2018£263k£263k+0%1
Pandemic surge2021–2021£270k£270k+0%1
Rate-rise correction2023–2023£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
8.5%
District
9.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
9.5 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
10 min walk
West DraytonNational Rail
10 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
29 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
41 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
52 min walk
No bus stops within 400m

42

Walkability score

88

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 park89m
Santander docks (800m)0
Nearest cycle dock16.6 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 5.2 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

7 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

18

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketAldi · 269 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)

990m

Post office

Nearby shops

Yiewsley Premier Stores340 m
Magazin Romanesc Roua353 m
Chopra Food & Wine368 m
G.K. Store462 m

Nearby cafes

Alma Lusa357 m
Costa718 m
Lady Marmalade Cafe741 m
No 46957 m

Nearby restaurants

Sizzler Express314 m
Woodys329 m
Pizza Hut Delivery358 m
Golden Grill373 m

Nearby pubs

George & Dragon247 m
Waters Edge617 m
De Burgh Arms748 m
Railway Arms802 m

Nearby gyms

PureGym161 m

Nearby pharmacies

Phillips Pharmacy520 m
Yiewsley Pharmacy583 m
Boots859 m

Nearby health

Yiewsley Health Centre632 m
Food hygiene (5-star)42% of 65

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

DVNH LIMITED
GARDENERS IN THE CITY LTD
HOLDEN CARS LIMITED
HRK PROPERTY INVESTMENTS LIMITED
INKED CLOTHES LTD

+1 more

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 score16/100
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

23.3

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,179m
Crossrail 2 route21,515m

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)
4
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)
5

Housing pipeline (800m)

Homes approved
158
Under construction
0
Completed (3yr)
34
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
HIGH

Named schemes (500m)

FORMER HONEYWELL SITE, FORMER HONEYWELL SITE, TROUT ROAD, YIEWSLEY, UB7218 homes
completed
WEST OF HIGH STREET, NORTH OF TROUT ROAD, WEST OF HIGH STREET, NORTH OF TROUT ROAD, TROUT ROAD, YIEWSLEY, UB7 797 homes
completed
Caxton House, Caxton House, Trout Road, Yiewsley, UB7 7TQ44 homes
completed
97-109, 97-109, High Street, West Drayton, UB7 7QH36 homes
completed
Flc Car Sales, Flc Car Sales, Falling Lane, WEST DRAYTON, UB7 8A30 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 7RX

Full postcodeUB7 7RX
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.516772
Longitude-0.475829
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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