Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51986, -0.46874

UB7 8BB— Yiewsley, Hillingdon

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

The family fortress

 

Schools 67%Safety 79/100Transport 17/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
47
Safety
79
Schools
56
Transport
17
Environment
65
Investment
48

The bottom line

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

The catches: 75 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB7 8BB

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 8BB

🛡️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 8BB 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 · 6 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 7 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 28 min walk

3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.8km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£8,279/m²
Price per ft²£769/ft²
Avg floor area46.2 m²

EPC breakdown

C
21%
D
16%

Based on 37 properties · Confidence: high

Street mix

Semi 5%Terraced 48%Flat 48%

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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£115,500
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
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (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

1996–2026 · CAGR

+5.8%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-10.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 81 sales

Property Type Mix

Total: 81 sales

Semi-detached4.9%
Terraced49.4%
Flat/maisonette45.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£71k£89k+26.2%4
Post-dot-com plateau2001–2004£97k£152k+57.3%4.7
Pre-crash peak2005–2007£175k£144k-17.6%4.7
GFC & correction2008–2012£130k£143k+10%2.7
Help-to-Buy recovery2014–2016£154k£225k+46.3%2.7
Brexit uncertainty2018–2019£332k£210k-36.7%2
Pandemic surge2020–2020£266k£266k+0%2
Rate-rise correction2022–2023£394k£400k+1.7%2.5
Current market2024–2026£360k£380k+5.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Weakest performer

Flat/maisonette

-2.4% alpha

Terraced-0.8% α
Local
6.1%
District
6.9%
Flat/maisonette-2.4% α
Local
6.4%
District
8.8%

CAGR over 29yr 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 Velocity75
Sales Volume15
Seasonal Timing6
Trend Position40

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
13.4 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
14 min walk
West DraytonNational Rail
14 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
37 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
38 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
48 min walk
No bus stops within 400m

13

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria80 min ↑
Waterloo ★75 min
Canary Wharf78 min ↑
City78 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 park595m
Santander docks (800m)0
Nearest cycle dock16.2 km

Nearby car parks

🅿️
Car Park C
635m
🅿️
Car Park E· yes
748m

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 waterLOW
Low
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: 20.9 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 13%
More green space than 83% 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

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 868 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: George & Dragon (652 m)

Nearest supermarketFamily Sari Sari Store · 720 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)

983m

Post office

Nearby shops

Falling Lane Local Store445 m
Yiewsley Superstore454 m
Dhami Wine Store539 m
Silver Stores677 m

Nearby cafes

Alma Lusa742 m
Costa1.1 km

Nearby restaurants

Western Fried Chicken & Fish440 m
Grill Shack448 m
Bombay Spice450 m
Afghan Delights539 m

Nearby pubs

George & Dragon652 m
De Burgh Arms1.1 km

Nearby gyms

PureGym671 m

Nearby pharmacies

Phillips Pharmacy841 m
Yiewsley Pharmacy920 m

Nearby health

Hillingdon Hospital809 m
Yiewsley Health Centre969 m
Food hygiene (5-star)42% of 19

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
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

3B MAINTENANCE LTD
99 DESIGNS AND BUILD LIMITED
OCTAVOLT LTD
SORIN WORK FORCE LIMITED

Investment

Investment grade, yield and market outlook

48

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,721m
Crossrail 2 route21,238m

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
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
5
Local approval rate
92%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
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
LAND AT FORMER ALLOTMENT GARDENS, LAND AT FORMER ALLOTMENT GARDENS, FALLING LANE, UB773 homes
completed
FORMER ALLOTMENT LAND, FORMER ALLOTMENT LAND, ROYAL LANE, UB749 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

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 8BB

Full postcodeUB7 8BB
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.519863
Longitude-0.468735
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