Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51364, -0.47149

UB7 8EY— Yiewsley, Hillingdon

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

 

Schools 67%Safety 64/100Transport 44/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
64
Schools
63
Transport
44
Environment
57
Investment
44

The bottom line

UB7 8EY offers fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: 55 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB7 8EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+102.0% vs London avg

Deep-dive guides for UB7 8EY

🛡️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 8EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

63

Education score

Good for families
★ Top school within 1km
★★

Primary

St Matthew's CofE Primary School

Good · Inspected Jul 2022 · 2 min walk

KS2: 108.7

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 12 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

131.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 409.8%

+75% vs borough

Crime by type

Other38%
Violence & sexual offences24%
Anti-social behaviour14%
Vehicle crime7%
Robbery7%
Drug offences4%
Theft4%
Burglary3%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

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

Crime is +102% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,406/m²
Price per ft²£316/ft²
Avg floor area72.5 m²

EPC breakdown

B
4%
C
6%
D
13%
E
5%
F
1%
G
2%

Based on 31 properties · Confidence: high

Street mix

Semi 5%Terraced 30%Detached 5%Flat 60%

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£181,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2026 · CAGR

+4%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.6%

per year

Acceleration

+65.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £50k–£75k · 34 sales

Property Type Mix

Total: 34 sales

Detached5.9%
Semi-detached5.9%
Terraced35.3%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£98k+32.4%1.4
Post-dot-com plateau2002–2003£93k£96k+3.8%3
Pre-crash peak2006–2007£190k£140k-26.3%1
Help-to-Buy recovery2014–2016£137k£430k+213.9%4.7
Brexit uncertainty2018–2018£750k£750k+0%1
Pandemic surge2020–2021£425k£455k+7.1%1
Current market2025–2026£220k£250k+13.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.3% alpha

Flat/maisonette-3.3% α
Local
4.1%
District
7.4%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position100

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
4.8 min walk
West Drayton

Nearby stations

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

55

Walkability score

64

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park61m
Santander docks (800m)0
Nearest cycle dock16.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed422 Mbps
Median download414 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 AONB1% green spaceTree canopy: 10%
Less green space than 95% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.5 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

2 min walk

86%

Recommend GP

86%

Overall GP experience

3

GPs within 1km

2

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

23

Parks (1km)

29

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

12

Convenience

Nearest supermarketFamily Sari Sari Store · 17 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)

628m

Post office

Nearby shops

G.K. Store14 m
Reena's35 m
Eazy Mart85 m
Wenzel's105 m

Nearby cafes

Alma Lusa145 m
Costa400 m
No 46611 m
Griddle Cafe618 m

Nearby restaurants

West Drayton Kebab Centre22 m
Hooked Fish & Chips29 m
Kam Sun House32 m
Pop In Café41 m

Nearby pubs

George & Dragon216 m
De Burgh Arms414 m
Railway Arms475 m
The Six Bells785 m

Nearby gyms

PureGym322 m

Nearby pharmacies

Phillips Pharmacy124 m
Yiewsley Pharmacy203 m
Boots535 m

Nearby health

Yiewsley Health Centre251 m
Food hygiene (5-star)43% of 96

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

5 STAR PREMIER TRANSPORT LTD
G K WINE & FOOD LIMITED
NAJ VAPE SHOP LIMITED
OVIDIU MUNTEANU LTD
REFUGEES IN EFFECTIVE AND ACTIVE PARTNERSHIP

+4 more

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 score17/100
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

44

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,851m
Crossrail 2 route21,087m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,277 nationally

1,976

Est. population

12,487/km²

64%

Employed

48%

Degree educated

£43,500

Median income

5.4%

Claimant rate

SuburbanHigh densityRenters

23

Community stability

Age profile

28%
31%
27%
Under 1828%
18–3431%
35–4927%
50–6410%
65+4%

Tenure

14%
58%
21%
Own outright7%
Own (mortgage)14%
Private rent58%
Social rent21%
Shared ownership1%

Ethnicity

25%
22%
31%
White British25%
White Other22%
Asian31%
Black11%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household47%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent58%
Social rent21%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
85%
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
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
MORRISON SUPERMARKET, 41-67 HIGH STREET, YIEWSLEY158 homes
not_started
Land Rear of 2-24, Land Rear of 2-24, HORTON ROAD, West Drayton, UB7 8EN87 homes
completed
LAND AT 92 - 104, LAND AT 92 - 104, HIGH STREET, YIEWSLEY, UB7 7DU54 homes
completed
21, 21, Yiewsley High Street, Yiewsley, UB7 7QG51 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 8EY

Full postcodeUB7 8EY
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.513641
Longitude-0.471495
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