West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50457, -0.45799

UB7 9AE— West Drayton, Hillingdon

Location and area intelligence for UB7 9AE, West Drayton, Hillingdon

High-connectivity investment target

 

Schools 0%Safety 73/100Transport 23/100Yield 4.50%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
37
Safety
73
Schools
16
Transport
23
Environment
63
Investment
61

The bottom line

UB7 9AE offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 61 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB7 9AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for UB7 9AE

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How UB7 9AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
★

Primary

Cherry Lane Primary School

Requires Improvement · Inspected Jun 2024 · 11 min walk

KS2: 101.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 21 min walk

P8: -0.27A8: 40.7

0% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.9 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 372.3%

-1% vs borough

Crime by type

Other34%
Violence & sexual offences27%
Anti-social behaviour20%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery2%
Theft0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

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)

3

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 2.7km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area76.9 m²

EPC breakdown

C
11%
D
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 88%Detached 13%

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 yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£192,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 200 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

1997–2021 · CAGR

+7.3%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

+56.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Detached12.5%
Semi-detached87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£90k£90k+0%1
Post-dot-com plateau2002–2004£163k£193k+18.8%1
Pre-crash peak2007–2007£245k£245k+0%1
GFC & correction2010–2010£250k£250k+0%1
Brexit uncertainty2018–2019£700k£420k-40%1
Pandemic surge2021–2021£490k£490k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Drayton StationGreat Western Railway line
13.7 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
15 min walk
West DraytonNational Rail
15 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
32 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
43 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
45 min walk
No bus stops within 400m

8

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria67 min ↑
Waterloo ★61 min
Canary Wharf64 min ↑
City65 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

12

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)22
Nearest car park38m
Santander docks (800m)0
Nearest cycle dock15.3 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: 20.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.7 km

Energy

Solar: 861 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield860.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FIND AND TREAT PRIMARY CARE

CROWN PLAZA HILLINGDON, STOCKLEY ROAD, UB7 9NA

8 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Favorite Chicken & Ribs West Drayton (658 m)

Nearest supermarketFamily Sari Sari Store · 1.4 km

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)

1.1km

Post office

Nearby shops

Sainsbury's Local61 m
Impress Sandwiches861 m
Zinda Foods Ltd897 m
A1 Cooked Meats909 m

Nearby restaurants

Favorite Chicken & Ribs West Drayton658 m
Sipson Tandoori677 m
Getir816 m
Smoky Boys818 m

Nearby pharmacies

NHS Pharmacy9 m
Food hygiene (5-star)19% of 16

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ARREE HEALTH LIMITED
DRAYTON FOODS LTD
MULBERRY KITCHEN LTD
NESSYS & NORMANS LTD
ROYALE CROWN PIZZA LTD

+3 more

Investment

Investment grade, yield and market outlook

61

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 score13/100
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

15.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,859m
Crossrail 2 route19,789m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,296 nationally

2,963

Est. population

10,262/km²

64%

Employed

40%

Degree educated

£39,800

Median income

5.4%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

27%
27%
24%
14%
Under 1827%
18–3427%
35–4924%
50–6414%
65+8%

Tenure

29%
27%
29%
Own outright11%
Own (mortgage)29%
Private rent27%
Social rent28%
Shared ownership5%

Ethnicity

34%
34%
White British35%
White Other12%
Asian34%
Black10%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household21%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent29%
Private rent27%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
5
Local approval rate
91%
Borough approval rate
84%
Historic landfill (400m)
2
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)
2
Largest scheme
773 homes · NATS (PHASE TWO), NATS (PHASE TWO), PORTERS WAY, WEST DRAYTON, UB7 9AX
Pipeline pressure
NONE

Named schemes (500m)

NATS (PHASE TWO), NATS (PHASE TWO), PORTERS WAY, WEST DRAYTON, UB7 9AX773 homes
completed
Drayton Garden Village, Drayton Garden Village, Porters Way, West Drayton, UB7 9AA9 homes
completed
Drayton Garden Village, Drayton Garden Village, Porters Way, West Drayton, UB7 9AX8 homes
completed
8, 8, WALNUT AVENUE, WEST DRAYTON, UB7 9PN7 homes
completed
GARAGE SITE, GARAGE SITE, LAVENDER RISE, YIEWSLEY, UB7 9AW4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.2%
Ward turnout
34%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Jan SweetingLabour
Scott Myles FarleyLabour
Mohammed Shofiul IslamLabour

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Key facts for UB7 9AE

Full postcodeUB7 9AE
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.504570
Longitude-0.457995
Parliamentary constituencyHayes and Harlington
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
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