Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51955, -0.47098

UB7 8AR— Yiewsley, Hillingdon

Location and area intelligence for UB7 8AR, Yiewsley, Hillingdon

The family fortress

 

Schools 67%Safety 79/100Transport 23/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
79
Schools
56
Transport
23
Environment
65
Investment
60

The bottom line

UB7 8AR offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 55 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB7 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for UB7 8AR

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB7 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Rabbsfarm Primary School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 9 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.4 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+2% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour26%
Other20%
Vehicle crime12%
Burglary7%
Drug offences4%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.9km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area85.2 m²

EPC breakdown

C
7%
D
14%
E
1%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 74%Terraced 21%Detached 5%

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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,000
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 CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.7%

Total change

+924%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.8%

per year

Acceleration

+73.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Semi-detached73.7%
Terraced21.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£145k+133.9%1
Post-dot-com plateau2001–2004£139k£202k+45%1.7
Pre-crash peak2007–2007£230k£230k+0%1
GFC & correction2012–2012£236k£236k+0%2
Help-to-Buy recovery2013–2015£230k£365k+58.7%1
Brexit uncertainty2018–2019£387k£396k+2.3%1
Pandemic surge2020–2021£371k£435k+17.3%1
Rate-rise correction2022–2023£390k£635k+62.8%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
13.2%
District
13.2%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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 Rail StationGreat Western Railway line
12.7 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 StationGreat Western Railway · Elizabeth line
35 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
38 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
49 min walk
No bus stops within 400m

19

Walkability score

22

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park447m
Santander docks (800m)0
Nearest cycle dock16.3 km

Nearby car parks

🅿️
Car Park C
759m

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: 21.1 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 52%
More green space than 84% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.9 km

Energy

Solar: 860 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 yield860.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OTTERFIELD MEDICAL CENTRE

25 OTTERFIELD ROAD, YIEWSLEY, UB7 8PE

7 min walk

86%

Recommend GP

86%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 995 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

15

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: George & Dragon (550 m)

Nearest supermarketFamily Sari Sari Store · 664 m

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)

1.3km

Post office

Nearby shops

Dhami Wine Store413 m
Falling Lane Local Store563 m
Yiewsley Superstore576 m
Yiewsley Premier Stores640 m

Nearby cafes

Alma Lusa653 m
Lady Marmalade Cafe784 m
Costa1.0 km

Nearby restaurants

Mamma Mia414 m
Afghan Delights416 m
Western Fried Chicken & Fish556 m
Grill Shack568 m

Nearby pubs

George & Dragon550 m
De Burgh Arms1.1 km
Railway Arms1.1 km

Nearby gyms

PureGym549 m

Nearby pharmacies

Phillips Pharmacy774 m
Yiewsley Pharmacy853 m
Boots1.2 km

Nearby health

Yiewsley Health Centre904 m
Food hygiene (5-star)38% of 47

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

FASTLANE PROPERTY MAINTENANCE LTD
JOSH PHILLIPS LIMITED
SAAP INTERNATIONAL LIMITED
TEAMS LOGISTICS LTD

Investment

Investment grade, yield and market outlook

60

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

16.6

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,873m
Crossrail 2 route21,360m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,991 nationally

1,845

Est. population

14,715/km²

63%

Employed

35%

Degree educated

£43,500

Median income

6.0%

Claimant rate

SuburbanHigh densityRenters

34

Community stability

Age profile

26%
24%
25%
18%
Under 1826%
18–3424%
35–4925%
50–6418%
65+7%

Tenure

14%
24%
40%
20%
Own outright14%
Own (mortgage)24%
Private rent40%
Social rent20%
Shared ownership2%
Rent free0%

Ethnicity

42%
14%
24%
White British42%
White Other14%
Asian24%
Black10%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household30%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent40%
Social rent20%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
9
Local approval rate
100%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
38
Largest scheme
132 homes · LAND AT, LAND AT, LOWDELL CLOSE, UB7
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, LOWDELL CLOSE, UB7132 homes
completed
YIEWSLEY COMMUNAL GARDENS, YIEWSLEY COMMUNAL GARDENS, FALLING LANE, GORSE WALK, UB716 homes
completed
LAND AT REAR OF, 68-78, LAND AT REAR OF, 68-78, HEATHER LANE, UB712 homes
completed
91-93, 91-93, Falling Lane, West Drayton, UB7 8AD8 homes
completed
82-84, 82-84, Otterfield Road, West Drayton, UB7 8PF8 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 8AR

Full postcodeUB7 8AR
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.519551
Longitude-0.470980
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
Survey