Yiewsley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51466, -0.47022

UB7 8PE— Yiewsley, Hillingdon

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 73/100Transport 43/100Low yield 3.38%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
73
Schools
46
Transport
43
Environment
57
Investment
34

The bottom line

UB7 8PE offers low crime and fast broadband at £480,000 median — 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 8PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-7.7% vs London avg
vs London income-6.4% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for UB7 8PE

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How UB7 8PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Rabbsfarm Primary School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 10 min walk

P8: -0.27A8: 40.7

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 min walk

2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.3km

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£480,000

Median sale price

8% below London median

£480,000 is 8% below the London median (£520,000)

+56.9%

This year

Terraced

Dominant type

Price history

5-year change
+7.9%
Sales (24 months)6
New build0.0%
Avg semi-detached£445,000
Avg terraced£496,000
Price per m²£5,654/m²
Price per ft²£525/ft²
Avg floor area82 m²

EPC breakdown

C
15%
D
32%
E
16%

Based on 63 properties · Confidence: high

Street mix

Semi 36%Terraced 50%Flat 14%Other 1%

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

Stamp duty

Standard buyer£11,500
First-time buyerFTB
£2,750
Additional propertyBTL/2nd
£25,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.2×

Price-to-income

£2,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£205,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.8%

per year

Acceleration

+42.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 104 sales

Property Type Mix

Total: 104 sales

Semi-detached36.5%
Terraced51.9%
Flat/maisonette11.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£126k+93.9%4
Post-dot-com plateau2001–2004£150k£187k+24.7%7
Pre-crash peak2005–2007£218k£245k+12.6%4
GFC & correction2008–2012£228k£260k+14%2.2
Help-to-Buy recovery2013–2016£249k£385k+54.5%2
Brexit uncertainty2017–2019£425k£392k-7.9%1.7
Pandemic surge2020–2021£421k£445k+5.7%3
Rate-rise correction2022–2023£525k£490k-6.7%1
Current market2024–2025£395k£485k+22.8%4

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Weakest performer

Semi-detached

-0.5% alpha

Flat/maisonette+2.7% α
Local
18.7%
District
16%
Terraced+0.5% α
Local
7.3%
District
6.8%
Semi-detached-0.5% α
Local
5.7%
District
6.2%

CAGR over 4yr 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
6.4 min walk
West Drayton

Nearby stations

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

51

Walkability score

35

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)

1

Fast chargers (800m)

Nearest car park115m
Santander docks (800m)0
Nearest cycle dock16.2 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 AONB1% green spaceTree canopy: 10%
Less green space than 94% 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

0 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 · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

24

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

11

Convenience

No pubs within 400m — nearest: George & Dragon (252 m)

Nearest supermarketFamily Sari Sari Store · 139 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)

757m

Post office

Nearby shops

Silver Stores103 m
Eazy Mart126 m
G.K. Store158 m
Reena's177 m

Nearby cafes

Alma Lusa246 m
Costa542 m
No 46744 m
Griddle Cafe750 m

Nearby restaurants

West Drayton Kebab Centre136 m
Hooked Fish & Chips170 m
Kam Sun House172 m
Pop In Café185 m

Nearby pubs

George & Dragon252 m
De Burgh Arms554 m
Railway Arms614 m
The Six Bells890 m

Nearby gyms

PureGym355 m

Nearby pharmacies

Phillips Pharmacy267 m
Yiewsley Pharmacy343 m
Boots673 m

Nearby health

Yiewsley Health Centre388 m
Food hygiene (5-star)43% of 88

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BUONGIORNO LTD
GOVERNOR SUPPORT SERVICE LTD
JJE ALLIANCE LTD
META-STADIUMS LTD
NEXIS CART LTD

+2 more

Investment

Investment grade, yield and market outlook

34

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

46.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,772m
Crossrail 2 route21,061m

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%
Price vs London-7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
8
Local approval rate
86%
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)
35
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£480,000)

£11,500

Standard buyer

£2,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB7 8PE

Full postcodeUB7 8PE
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardYiewsley
Latitude51.514658
Longitude-0.470221
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