Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51270, -0.46905

UB7 8HF— Yiewsley, Hillingdon

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

 

Schools 67%Safety 73/100Transport 40/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
73
Schools
63
Transport
40
Environment
86
Investment
37

The bottom line

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

The catch: 64 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB7 8HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for UB7 8HF

🛡️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
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How UB7 8HF 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 · 4 min walk

KS2: 108.7

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 11 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.8 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 351.4%

+5% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour26%
Other25%
Vehicle crime10%
Drug offences5%
Burglary4%
Theft1%
Robbery0%

Stop & search

2.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,928/m²
Price per ft²£458/ft²
Avg floor area81.5 m²

EPC breakdown

B
2%
C
12%
D
12%
E
6%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 49%Terraced 20%Flat 31%

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£203,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated (assumed)
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

1996–2025 · CAGR

+6.1%

Total change

+460%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.3%

per year

Acceleration

-30.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached48%
Terraced20%
Flat/maisonette32%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£81k£116k+43.2%2.8
Post-dot-com plateau2001–2004£92k£184k+101.6%2.8
Pre-crash peak2005–2007£208k£209k+0.4%3
GFC & correction2008–2012£250k£237k-5.2%2.3
Help-to-Buy recovery2013–2015£285k£271k-4.9%1
Brexit uncertainty2017–2018£443k£450k+1.7%1
Pandemic surge2020–2020£347k£347k+0%2
Rate-rise correction2022–2022£253k£253k+0%1
Current market2024–2025£380k£454k+19.3%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Weakest performer

Flat/maisonette

-16.3% alpha

Terraced+1.4% α
Local
6.3%
District
4.9%
Semi-detached-0.7% α
Local
6.1%
District
6.8%
Flat/maisonette-16.3% α
Local
-0.7%
District
15.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
4.4 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 StationElizabeth line · Great Western Railway
33 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
44 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
48 min walk
No bus stops within 400m

47

Walkability score

55

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

7

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park123m
Santander docks (800m)0
Nearest cycle dock16.1 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: 21.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.7 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

3 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

22

Parks (1km)

31

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

7

Convenience

No pubs within 400m — nearest: George & Dragon (414 m)

Nearest supermarketFamily Sari Sari Store · 182 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)

581m

Post office

Nearby shops

Eazy Mart126 m
Silver Stores130 m
Reena's196 m
G.K. Store202 m

Nearby cafes

Alma Lusa340 m
Costa430 m
No 46579 m
Griddle Cafe584 m

Nearby restaurants

West Drayton Kebab Centre179 m
Kam Sun House189 m
Pop In Café205 m
Hooked Fish & Chips215 m

Nearby pubs

George & Dragon414 m
De Burgh Arms428 m
Railway Arms480 m
The Six Bells675 m

Nearby gyms

PureGym521 m

Nearby pharmacies

Phillips Pharmacy226 m
Yiewsley Pharmacy258 m
Boots533 m

Nearby health

Yiewsley Health Centre277 m
Food hygiene (5-star)40% of 91

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

COLHAM HOUSE MANAGEMENT COMPANY LIMITED
PECORINO CATERING LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 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

17/100

Velocity score

Future outlook

37.5

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,674m
Crossrail 2 route20,888m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,454 nationally

2,120

Est. population

3,746/km²

56%

Employed

28%

Degree educated

£39,300

Median income

6.9%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

44

Community stability

Age profile

35%
22%
18%
15%
Under 1835%
18–3422%
35–4918%
50–6415%
65+11%

Tenure

17%
21%
18%
42%
Own outright17%
Own (mortgage)21%
Private rent18%
Social rent42%
Shared ownership1%
Rent free1%

Ethnicity

56%
19%
White British56%
White Other11%
Asian19%
Black7%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine27%
No car household31%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Social rent42%
Private rent18%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
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)
0

Housing pipeline (800m)

Homes approved
158
Under construction
0
Completed (3yr)
34
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
HIGH

Named schemes (500m)

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
26-36, 26-36, HORTON ROAD, YIEWSLEY, UB7 7EG50 homes
completed
97-109, 97-109, High Street, West Drayton, UB7 7QH36 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 8HF

Full postcodeUB7 8HF
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.512700
Longitude-0.469047
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