Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51530, -0.46648

UB7 8LE— Yiewsley, Hillingdon

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

 

Schools 67%Safety 73/100Transport 35/100Yield 4.50%

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
73
Schools
56
Transport
35
Environment
86
Investment
55

The bottom line

UB7 8LE 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 8LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for UB7 8LE

🛡️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 8LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Rabbsfarm Primary School

Not yet inspected · Inspected Jun 2025 · 6 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 7 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.0 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 1154.5%

+5% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour20%
Vehicle crime9%
Drug offences8%
Burglary8%
Theft2%
Robbery0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.1km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area78.8 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

Street mix

Semi 40%Terraced 40%Other 20%

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£197,000
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, 150 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

1998–2022 · CAGR

+8%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

+301.2%

per year

Acceleration

+244.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£79k£79k+0%1
Post-dot-com plateau2001–2001£124k£124k+0%1
Rate-rise correction2022–2022£498k£498k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
8.5 min walk
West Drayton

Nearby stations

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

28

Walkability score

20

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

8

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park382m
Santander docks (800m)0
Nearest cycle dock16.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 20.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.4 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

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

20

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: George & Dragon (511 m)

Nearest supermarketFamily Sari Sari Store · 383 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)

921m

Post office

Nearby shops

Silver Stores275 m
Falling Lane Local Store319 m
Eazy Mart329 m
Yiewsley Superstore337 m

Nearby cafes

Alma Lusa514 m
Costa756 m
No 46919 m
Griddle Cafe923 m

Nearby restaurants

Western Fried Chicken & Fish310 m
Grill Shack323 m
Bombay Spice326 m
West Drayton Kebab Centre378 m

Nearby pubs

George & Dragon511 m
De Burgh Arms759 m
Railway Arms815 m
The Six Bells991 m

Nearby gyms

PureGym605 m

Nearby pharmacies

Phillips Pharmacy501 m
Yiewsley Pharmacy563 m
Boots869 m

Nearby health

Yiewsley Health Centre597 m
Food hygiene (5-star)37% of 51

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

A

High street health

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 score15/100
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

18.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,519m
Crossrail 2 route20,864m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,500 nationally

1,747

Est. population

9,083/km²

62%

Employed

30%

Degree educated

£39,300

Median income

6.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

29%
22%
21%
17%
Under 1829%
18–3422%
35–4921%
50–6417%
65+11%

Tenure

18%
28%
23%
29%
Own outright18%
Own (mortgage)28%
Private rent23%
Social rent29%
Shared ownership1%

Ethnicity

42%
15%
26%
White British42%
White Other15%
Asian26%
Black8%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine27%
No car household18%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent29%
Private rent23%

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)
10
Planning apps (3 years)
6
Local approval rate
90%
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)
13
Largest scheme
140 homes · D E R A SITE, D E R A SITE, KINGSTON LANE, WEST DRAYTON, UB7 9QB
Pipeline pressure
NONE

Named schemes (500m)

LAND AT FORMER ALLOTMENT GARDENS, LAND AT FORMER ALLOTMENT GARDENS, FALLING LANE, UB773 homes
completed
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
71a, 71a, Colham Avenue, Balmoral Drive, UB7 8EU8 homes
completed
82-84, 82-84, Otterfield Road, West Drayton, UB7 8PF8 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 8LE

Full postcodeUB7 8LE
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.515301
Longitude-0.466481
Parliamentary constituencyUxbridge and South Ruislip
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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Ofsted
HM LAND
REGISTRY
Environment
Agency
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TfL
Transport
for London
NHS
Digital
Companies
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Agency
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