West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50894, -0.47285

UB7 9BY— West Drayton, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 52/100Yield 4.50%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
69
Schools
83
Transport
52
Environment
57
Investment
54

The bottom line

UB7 9BY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 57 min to waterloo — above average for this zone.

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Location

UB7 9BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB7 9BY

🛡️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🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How UB7 9BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Matthew's CofE Primary School

Good · Inspected Jul 2022 · 5 min walk

KS2: 108.7

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 18 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 33 min walk

4 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)

5

Serious within 200m

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

Prices, sales volume and market trends

Avg floor area39 m²

EPC breakdown

C
1%
E
2%

Based on 3 properties · Confidence: low

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£97,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

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 3

Moderate

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

Nearby stations

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

43

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)7
Nearest car park198m
Santander docks (800m)0
Nearest cycle dock16.4 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 waterMEDIUM
Medium
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: 21.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 16%
Less green space than 92% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.1 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

4 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

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

33

Parks (1km)

28

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

13

Convenience

Nearest supermarketFamily Sari Sari Store · 529 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

97m

Post office

Nearby shops

Ezee 2 Shop53 m
West Drayton Food & Wine57 m
Emporium Food Centre66 m
Nomdora71 m

Nearby cafes

No 4684 m
Griddle Cafe89 m
Costa184 m
Alma Lusa554 m

Nearby restaurants

Popeyes Grill54 m
Go Sing82 m
Deccan Bawarchi103 m
Freshbites106 m

Nearby pubs

Railway Arms111 m
De Burgh Arms151 m
The Six Bells326 m
George & Dragon671 m

Nearby gyms

PureGym735 m

Nearby pharmacies

Boots92 m
Yiewsley Pharmacy335 m
Phillips Pharmacy414 m

Nearby health

Yiewsley Health Centre284 m
Food hygiene (5-star)41% of 97

Business

Local businesses registered here

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

High street

A

High street health

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 score17/100
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

28.1

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,911m
Crossrail 2 route20,928m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
30
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
12
Local approval rate
68%
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
158
Under construction
0
Completed (3yr)
40
Largest scheme
315 homes · Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ
Pipeline pressure
HIGH

Named schemes (500m)

Padcroft Works, Padcroft Works, Tavistock Road, Yiewsley, UB7 7RQ315 homes
completed
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
SITE B, FORMER BASF LTD., SITE B, FORMER BASF LTD., COLHAM MILL ROAD, UB772 homes
completed
LAND AT FORMER BASF COATINGS & INKS LTD, LAND AT FORMER BASF COATINGS & INKS LTD, COLHAM MILL ROAD, UB755 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 9BY

Full postcodeUB7 9BY
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.508937
Longitude-0.472848
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