West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50572, -0.44869

UB7 9BL— West Drayton, Hillingdon

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 70/100Transport 9/100Yield 4.50%
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Strong schools, limited transport — ideal for car-owning families

Area score
45
Safety
70
Schools
90
Transport
9
Environment
64
Investment
54

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Location

UB7 9BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for UB7 9BL

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

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How UB7 9BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Pinkwell Primary School

Good · Inspected Apr 2022 · 13 min walk

KS2: 103.4

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 16 min walk

P8: +0.27A8: 43.3

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 19 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.7km

Crime is +38% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
20.3 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
21 min walk
West DraytonNational Rail
21 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
25 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
47 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
48 min walk
No bus stops within 400m

5

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria73 min ↑
Waterloo ★71 min
Canary Wharf74 min ↑
City75 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)

0

EV chargers (800m)

Total spaces (800m)15
Nearest car park135m
Santander docks (800m)0
Nearest cycle dock14.7 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed18 Mbps
Median download18 Mbps
Superfast coverage0%
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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% 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

10 min walk

1

GPs within 1km

0

Dentists within 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

36

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Music Box (611 m)

No restaurants within 800m — nearest: Sun Sun (574 m)

Nearest supermarketThe Co-operative Food · 2.2 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)

2.4km

Post office

Nearby shops

Strawberry Local583 m
Bourne news Box590 m
Bourne Food & Wine630 m
Your Local632 m

Nearby cafes

Costa779 m

Nearby restaurants

Sun Sun574 m
Pop Pizza628 m
Ocean 7632 m
Subway769 m

Nearby pubs

The Music Box611 m

Nearby gyms

Nuffield Health Fitness & Wellbeing821 m

Nearby pharmacies

NHS Pharmacy651 m
Food hygiene (5-star)63% of 8

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ABERCROMBIE & CO LIMITED
CHARGE AUTOMOTIVE LTD
CHARGE ESTATES LTD
CHARGE HOLDINGS LTD
FYFIELD SPORTS GROUP LTD

+3 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

13.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,219m
Crossrail 2 route19,276m

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)
2
Opportunity area
No
Strategic industrial location
Yes
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)
0
Largest scheme
101 homes · Residential Block, FORMER MOD RECORDS OFFICE, Residential Block, FORMER MOD RECORDS OFFICE, STOCKLEY ROAD, HAYES, UB3
Pipeline pressure
NONE

Named schemes (500m)

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 9BL

Full postcodeUB7 9BL
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.505725
Longitude-0.448690
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