Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51144, -0.46573

UB7 8HR— Yiewsley, Hillingdon

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

High-connectivity investment target

 

Schools 50%Safety 73/100Transport 43/100Yield 4.50%

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
73
Schools
46
Transport
43
Environment
86
Investment
58

The bottom line

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

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

Less suited to Families.

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Location

UB7 8HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 8HR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How UB7 8HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

West Drayton Academy

Not yet inspected · 9 min walk

KS2: 108.1

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 12 min walk

P8: -0.27A8: 40.7

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 26 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area71 m²

EPC breakdown

C
16%
D
16%
E
2%

Based on 34 properties · Confidence: high

Street mix

Semi 13%Flat 88%

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£177,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1997–2023 · CAGR

+5.9%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

-38.30

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached10%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£71k+30.3%1.3
Post-dot-com plateau2003–2004£112k£127k+13.4%2
Pre-crash peak2005–2005£143k£143k+0%1
GFC & correction2010–2010£60k£60k+0%1
Help-to-Buy recovery2014–2014£170k£170k+0%1
Brexit uncertainty2017–2018£248k£244k-1.6%1
Pandemic surge2020–2021£173k£240k+39.1%3
Rate-rise correction2023–2023£242k£242k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.2%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing10
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West Drayton StationGreat Western Railway line
5.8 min walk
West Drayton

Nearby stations

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

27

Walkability score

24

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

6

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park193m
Santander docks (800m)0
Nearest cycle dock15.9 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: 20.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.8 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

6 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 · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

17

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No pubs within 400m — nearest: De Burgh Arms (571 m)

Nearest supermarketFamily Sari Sari Store · 452 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)

624m

Post office

Nearby shops

A1 Cooked Meats40 m
Zinda Foods Ltd53 m
Impress Sandwiches92 m
Silver Stores378 m

Nearby cafes

Costa588 m
Alma Lusa607 m
Griddle Cafe643 m
No 46643 m

Nearby restaurants

Getir141 m
Smoky Boys171 m
West Drayton Kebab Centre448 m
Kam Sun House457 m

Nearby pubs

De Burgh Arms571 m
Railway Arms604 m
The Six Bells606 m
George & Dragon683 m

Nearby gyms

PureGym790 m

Nearby pharmacies

Phillips Pharmacy475 m
Yiewsley Pharmacy477 m
Boots638 m
NHS Pharmacy933 m

Nearby health

Yiewsley Health Centre472 m
Food hygiene (5-star)43% of 47

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

58

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

18.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,435m
Crossrail 2 route20,619m

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

Inner cityMedium 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
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
80%
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
0
Under construction
0
Completed (3yr)
10
Largest scheme
574 homes · FORMER RAF WEST DRAYTON, FORMER RAF WEST DRAYTON, PORTERS WAY, WEST DRAYTON, UB7 9
Pipeline pressure
NONE

Named schemes (500m)

HELICAL GEAR WORKS, HELICAL GEAR WORKS, KINGSTON LANE, UB7 9EA244 homes
completed
D E R A SITE, D E R A SITE, KINGSTON LANE, WEST DRAYTON, UB7 9QB140 homes
completed
DEFENCE RESEARCH AGENCY SITE BETWEEN, DEFENCE RESEARCH AGENCY SITE BETWEEN, KINGSTON LANE, WARWICK ROAD, UB799 homes
completed
LAND AT & OFF, LAND AT & OFF, KINGSTON LANE, HOLLY GARDENS, UB726 homes
completed
YIEWSLEY COURT, YIEWSLEY COURT, HORTON ROAD, UB724 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 8HR

Full postcodeUB7 8HR
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.511443
Longitude-0.465732
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