West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50788, -0.46705

UB7 9BP— West Drayton, Hillingdon

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

The hidden gem

 

Schools 50%Safety 69/100Transport 45/100Low yield 2.83%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
69
Schools
46
Transport
45
Environment
58
Investment
42

The bottom line

UB7 9BP offers low crime and fast broadband at £572,500 median — strong value for Most buyers who can accept its trade-offs.

The catch: 62 min to waterloo — above average for this zone.

Less suited to Families.

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Toggle the things that matter to you — see how UB7 9BP scores on each.

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Location

UB7 9BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+10.1% vs London avg
vs London income+2.4% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for UB7 9BP

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

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“The hidden gem”

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How UB7 9BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

West Drayton Academy

Not yet inspected · 4 min walk

KS2: 108.1

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 17 min walk

P8: -0.27A8: 40.7

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.0 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 468.9%

+34% vs borough

Crime by type

Other25%
Anti-social behaviour23%
Violence & sexual offences23%
Vehicle crime12%
Burglary7%
Drug offences4%
Robbery3%
Theft2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.9km

Crime is +55% 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.

£572,500

Median sale price

Above London median by 10%

£572,500 is 10% above the London median (£520,000)

-27.4%

This year

Terraced

Dominant type

Price history

5-year change
+49.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£600,000
Avg terraced£550,000
Price per m²£7,219/m²
Price per ft²£671/ft²
Avg floor area79.9 m²

EPC breakdown

B
1%
C
19%
D
7%

Based on 27 properties · Confidence: medium

Street mix

Semi 24%Terraced 77%

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£16,125
First-time buyerFTB
£7,375
Additional propertyBTL/2nd
£33,300

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

13.3×

Price-to-income

£2,864/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£199,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
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

2000–2026 · CAGR

+3.6%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.4%

per year

Acceleration

-34.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 98 sales

Property Type Mix

Total: 98 sales

Semi-detached23.5%
Terraced76.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£170k£170k+0%38
Post-dot-com plateau2001–2004£168k£250k+48.4%5.2
Pre-crash peak2005–2007£224k£250k+11.6%3.3
GFC & correction2008–2012£257k£253k-1.6%1.6
Help-to-Buy recovery2014–2016£293k£418k+42.8%2.3
Brexit uncertainty2017–2019£434k£375k-13.5%1.3
Pandemic surge2020–2021£470k£384k-18.3%1
Rate-rise correction2022–2022£405k£405k+0%1
Current market2024–2026£548k£425k-22.4%2.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Weakest performer

Terraced

-0.7% alpha

Semi-detached-0.5% α
Local
5.1%
District
5.6%
Terraced-0.7% α
Local
5.1%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West Drayton StationGreat Western Railway line
5 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
5 min walk
West DraytonNational Rail
5 min walk
Iver Rail StationElizabeth line · Great Western Railway
34 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
41 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
51 min walk
No bus stops within 400m

24

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria68 min ↑
Waterloo ★62 min
Canary Wharf65 min ↑
City66 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)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)22
Nearest car park292m
Santander docks (800m)0
Nearest cycle dock16.0 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: 20.9 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 76% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.2 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

YIEWSLEY FAMILY PRACTICE

HIGH STREET, YIEWSLEY, UB7 7DP

7 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

16

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketFamily Sari Sari Store · 699 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

407m

Post office

Nearby shops

ISA News, Food & Wine276 m
Impress Sandwiches317 m
Zinda Foods Ltd354 m
A1 Cooked Meats366 m

Nearby cafes

Griddle Cafe443 m
No 46450 m
Costa562 m
Alma Lusa808 m

Nearby restaurants

Sea Shell Fish & Chips269 m
Palace Tandoori272 m
Getir277 m
New Wing Luck279 m

Nearby pubs

The Six Bells240 m
Railway Arms519 m
De Burgh Arms528 m
George & Dragon915 m

Nearby pharmacies

Boots511 m
Yiewsley Pharmacy592 m
Phillips Pharmacy643 m
NHS Pharmacy731 m

Nearby health

Yiewsley Health Centre552 m
Food hygiene (5-star)45% of 60

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

CARPE OPUS LTD
HYENAS CORP LIMITED
J & M ELECTRICAL WEST LONDON LTD
MV MOBILITY LTD
RAYLEY CAPITAL LTD

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,503m
Crossrail 2 route20,517m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,611 nationally

2,534

Est. population

12,521/km²

64%

Employed

42%

Degree educated

£43,000

Median income

6.2%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

29%
28%
23%
13%
Under 1829%
18–3428%
35–4923%
50–6413%
65+7%

Tenure

15%
27%
40%
16%
Own outright15%
Own (mortgage)27%
Private rent40%
Social rent16%
Shared ownership1%

Ethnicity

29%
15%
34%
White British29%
White Other15%
Asian34%
Black10%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household29%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent40%
Social rent16%

vs. London

Income vs London+2.4%
Price vs London+10.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
40%
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)
5
Largest scheme
773 homes · NATS (PHASE TWO), NATS (PHASE TWO), PORTERS WAY, WEST DRAYTON, UB7 9AX
Pipeline pressure
NONE

Named schemes (500m)

HELICAL GEAR WORKS, HELICAL GEAR WORKS, KINGSTON LANE, UB7 9EA244 homes
completed
D E R A SITE, D E R A SITE, KINGSTON LANE, WEST DRAYTON, UB7 9QB140 homes
completed
DEFENCE RESEARCH AGENCY SITE BETWEEN, DEFENCE RESEARCH AGENCY SITE BETWEEN, KINGSTON LANE, WARWICK ROAD, UB799 homes
completed
LAND AT & OFF, LAND AT & OFF, KINGSTON LANE, HOLLY GARDENS, UB726 homes
completed
YIEWSLEY COURT, YIEWSLEY COURT, HORTON ROAD, UB724 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£572,500)

£16,125

Standard buyer

£7,375

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 9BP

Full postcodeUB7 9BP
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.507881
Longitude-0.467047
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