Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51318, -0.47233

UB7 8FD— Yiewsley, Hillingdon

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

 

Schools 67%Safety 64/100Transport 45/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
64
Schools
63
Transport
45
Environment
57
Investment
55

The bottom line

UB7 8FD 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 8FD

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 8FD

🛡️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
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How UB7 8FD 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 · 1 min walk

KS2: 108.7

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 13 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 · 31 min walk

3 primaries · 0 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.5km

Crime is +102% above London average

Property

Prices, sales volume and market trends

Avg floor area59 m²

EPC breakdown

B
13%
C
11%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£147,500
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
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

2012–2022 · CAGR

+3.4%

Total change

+40%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+54.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£183k£183k+0%31
Help-to-Buy recovery2014–2016£255k£235k-7.8%1
Brexit uncertainty2017–2018£265k£250k-5.7%1.5
Pandemic surge2020–2021£317k£210k-33.6%1
Rate-rise correction2022–2022£255k£255k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.7% alpha

Flat/maisonette-3.7% α
Local
7.8%
District
11.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
4.2 min walk
West Drayton

Nearby stations

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

56

Walkability score

70

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)

1

EV chargers (800m)

Nearest car park119m
Santander docks (800m)0
Nearest cycle dock16.4 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: 21.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 58%
Less green space than 94% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.6 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

YIEWSLEY FAMILY PRACTICE

HIGH STREET, YIEWSLEY, UB7 7DP

2 min walk

68%

Recommend GP

68%

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

22

Parks (1km)

28

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

14

Convenience

Nearest supermarketFamily Sari Sari Store · 87 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

571m

Post office

Nearby shops

Wenzel's29 m
World Foods46 m
Reena's49 m
Maxim Food & Wine54 m

Nearby cafes

Alma Lusa116 m
Costa330 m
No 46550 m
Griddle Cafe558 m

Nearby restaurants

Pop In Café39 m
Hooked Fish & Chips50 m
Kam Sun House57 m
KFC69 m

Nearby pubs

George & Dragon221 m
De Burgh Arms347 m
Railway Arms408 m
The Six Bells745 m

Nearby gyms

PureGym315 m

Nearby pharmacies

Phillips Pharmacy60 m
Yiewsley Pharmacy139 m
Boots469 m

Nearby health

Yiewsley Health Centre190 m
Food hygiene (5-star)44% of 95

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BURZAKH LTD
LALUM TRADE & CARE LTD
MAZYOUN LTD
ZEUS BOYS LTD

Investment

Investment grade, yield and market outlook

55

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 score17/100
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

20.7

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,905m
Crossrail 2 route21,115m

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
8
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 8FD

Full postcodeUB7 8FD
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.513184
Longitude-0.472331
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
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Mail
Food Standards
Agency
Ofcom
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