West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50634, -0.45197

UB7 9AH— West Drayton, Hillingdon

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

 

Schools 0%Safety 70/100Transport 15/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
33
Safety
70
Schools
16
Transport
15
Environment
62
Investment
54

The bottom line

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

The catches: 61 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB7 9AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: PoorInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for UB7 9AH

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

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🌳 Good Parks🔒 Very Safe
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How UB7 9AH 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 · 15 min walk

KS2: 101.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 20 min walk

P8: -0.27A8: 40.7

0% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.0 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 375.6%

+20% vs borough

Crime by type

Violence & sexual offences32%
Other24%
Anti-social behaviour23%
Vehicle crime10%
Drug offences8%
Burglary3%
Theft1%
Robbery1%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.9km

Crime is +38% above London average

Property

Prices, sales volume and market trends

Avg floor area85.2 m²

EPC breakdown

C
8%
D
15%
E
3%

Based on 26 properties · Confidence: medium

Street mix

Semi 50%Terraced 50%

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£213,000
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, 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

1996–2023 · CAGR

+7%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

-7.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£72k£99k+38.5%2
Post-dot-com plateau2001–2004£132k£203k+54.4%1.3
Pre-crash peak2005–2007£179k£217k+21.2%2
GFC & correction2008–2012£201k£183k-8.7%1
Help-to-Buy recovery2016–2016£402k£402k+0%2
Brexit uncertainty2019–2019£415k£415k+0%1
Pandemic surge2020–2021£445k£460k+3.4%2
Rate-rise correction2023–2023£440k£440k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Semi-detached

-1% alpha

Terraced+0.7% α
Local
8.3%
District
7.6%
Semi-detached-1% α
Local
10.7%
District
11.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

6

Walkability score

21

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

11

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)15
Nearest car park250m
Santander docks (800m)0
Nearest cycle dock14.9 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
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 46%
More green space than 75% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.6 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

10 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Sun Sun (802 m)

Nearest supermarketFamily Sari Sari Store · 1.6 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)

2.2km

Post office

Nearby shops

Sainsbury's Local516 m
Strawberry Local811 m
Bourne news Box819 m

Nearby cafes

Costa836 m

Nearby restaurants

Sun Sun802 m
Subway824 m
Greggs841 m

Nearby gyms

Nuffield Health Fitness & Wellbeing873 m

Nearby pharmacies

NHS Pharmacy454 m
Food hygiene (5-star)30% of 10

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ELITE GARDEN & PRESSURE WASH LTD
ELLURE STUDIO LTD
H&J ASSETS LTD
H&J HOMES DEVELOPMENT LTD
H&J PREMISES LTD

+5 more

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score12/100
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

9.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,449m
Crossrail 2 route19,510m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,884 nationally

2,167

Est. population

8,685/km²

66%

Employed

43%

Degree educated

£39,800

Median income

5.2%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

32%
21%
28%
Under 1832%
18–3422%
35–4928%
50–6413%
65+6%

Tenure

13%
35%
21%
25%
Own outright13%
Own (mortgage)35%
Private rent21%
Social rent25%
Shared ownership6%

Ethnicity

31%
35%
White British31%
White Other12%
Asian35%
Black12%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household16%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent25%
Private rent21%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
4
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
3
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
62 homes · LAND AT REAR OF, 73-125, LAND AT REAR OF, 73-125, MULBERRY CRESCENT, UB7
Pipeline pressure
NONE

Named schemes (500m)

LAND AT REAR OF, 73-125, LAND AT REAR OF, 73-125, MULBERRY CRESCENT, UB762 homes
completed
GARAGE SITE, GARAGE SITE, LAVENDER RISE, YIEWSLEY, UB7 9AW4 homes
completed
LAND REAR OF 59-73, LAND REAR OF 59-73, MULBERRY CRESCENT, 3-8 RUTTERS CLOSE, West Drayton, UB7 9AQ3 homes
completed
LAND FORMING PART OF 53, LAND FORMING PART OF 53, MULBERRY CRESCENT, WEST DRAYTON, UB7 9AG2 homes
completed
Lock-up garage site R/O 27, Lock-up garage site R/O 27, EDEM CLOSE, Adj to 125-127 MULBERRY CRESCENT, WEST DRAYTON, UB7 9AH1 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 9AH

Full postcodeUB7 9AH
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.506343
Longitude-0.451969
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
Survey