Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51655, -0.46235

UB7 8BN— Yiewsley, Hillingdon

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

The family fortress

 

Schools 67%Safety 80/100Transport 19/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
45
Safety
80
Schools
56
Transport
19
Environment
86
Investment
44

The bottom line

UB7 8BN offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: 64 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 8BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for UB7 8BN

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB7 8BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Colham Manor Primary School

Not yet inspected · 8 min walk

KS2: 104.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 4 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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.1 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences32%
Drug offences26%
Other20%
Vehicle crime9%
Anti-social behaviour8%
Burglary4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +9% 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£5,538/m²
Price per ft²£515/ft²
Avg floor area74.7 m²

EPC breakdown

C
1%
D
14%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 63%Terraced 38%

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£186,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+6.6%

Total change

+572%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.0%

per year

Acceleration

-46.93

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached62.5%
Terraced37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£69k£83k+20.4%1
Post-dot-com plateau2001–2003£112k£162k+44.6%1
Pre-crash peak2005–2007£210k£222k+5.7%1
GFC & correction2010–2012£134k£250k+86.5%1
Help-to-Buy recovery2013–2013£233k£233k+0%1
Pandemic surge2020–2020£275k£275k+0%1
Current market2024–2025£426k£460k+8%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 min walk
West Drayton

Nearby stations

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

27

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria70 min ↑
Waterloo ★64 min
Canary Wharf67 min ↑
City68 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

5

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park206m
Santander docks (800m)0
Nearest cycle dock15.7 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.3 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

3

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketFamily Sari Sari Store · 701 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)

1.1km

Post office

Nearby shops

Yiewsley Superstore133 m
Falling Lane Local Store135 m
Silver Stores591 m
Eazy Mart645 m

Nearby restaurants

Bombay Spice133 m
Grill Shack134 m
Western Fried Chicken & Fish139 m
Smoky Boys607 m

Nearby pharmacies

Phillips Pharmacy817 m

Nearby health

Hillingdon Hospital1.0 km
Food hygiene (5-star)42% of 19

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

FINELINE JOINERY LTD

Investment

Investment grade, yield and market outlook

44

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

23.1

Price growth score

E
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,245m
Crossrail 2 route20,674m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,577 nationally

1,759

Est. population

9,363/km²

58%

Employed

27%

Degree educated

£39,300

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

26%
22%
21%
20%
Under 1826%
18–3422%
35–4921%
50–6420%
65+10%

Tenure

16%
23%
21%
38%
Own outright16%
Own (mortgage)23%
Private rent21%
Social rent38%
Shared ownership2%

Ethnicity

48%
24%
White British48%
White Other10%
Asian24%
Black10%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household24%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent38%
Private rent21%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
7
Local approval rate
88%
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)
1

Housing pipeline (800m)

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

Named schemes (500m)

FORMER ALLOTMENT LAND, FORMER ALLOTMENT LAND, ROYAL LANE, UB749 homes
completed
ALLOTMENT SITE REAR OF 4-18, ALLOTMENT SITE REAR OF 4-18, ACACIA AVENUE, PROVIDENCE ROAD, YIEWSLEY, UB7 810 homes
completed
The Nags Head PH, The Nags Head PH, Falling Lane, Yiewsley, UB7 8AG6 homes
completed
24, 24, Pear Tree Avenue, West Drayton, UB7 8DG2 homes
completed
LAND ADJACENT TO 1, Land Adjacent To 1, POPLAR AVENUE, YIEWSLEY, UB7 8LF2 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 8BN

Full postcodeUB7 8BN
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.516551
Longitude-0.462346
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