West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50910, -0.47111

UB7 9BZ— West Drayton, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 52/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
69
Schools
83
Transport
52
Environment
57
Investment
43

The bottom line

UB7 9BZ 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 9BZ

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 9BZ

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How UB7 9BZ 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 · 6 min walk

KS2: 108.7

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 17 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 · 32 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)

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

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB7 district median

£360,000

Based on 124 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,846/m²
Price per ft²£450/ft²
Avg floor area75.4 m²

EPC breakdown

C
12%
D
32%
E
12%
F
3%

Based on 59 properties · Confidence: high

Street mix

Semi 21%Terraced 53%Detached 4%Flat 22%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£188,500
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

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+745%

Market Activity

Price Velocity & Acceleration

Current Velocity

+84.9%

per year

Acceleration

+123.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 85 sales

Property Type Mix

Total: 85 sales

Detached3.5%
Semi-detached21.2%
Terraced52.9%
Flat/maisonette22.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£102k+76.7%3.7
Post-dot-com plateau2001–2004£140k£189k+35.1%4
Pre-crash peak2005–2007£213k£218k+2.5%2.3
GFC & correction2008–2012£375k£160k-57.3%2.6
Help-to-Buy recovery2013–2015£143k£407k+185.3%3
Brexit uncertainty2017–2019£425k£423k-0.6%1.7
Pandemic surge2020–2021£310k£405k+30.6%2
Rate-rise correction2022–2022£430k£430k+0%7
Current market2024–2025£265k£490k+84.9%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Weakest performer

Flat/maisonette

+0.1% alpha

Semi-detached+1.3% α
Local
8.7%
District
7.4%
Terraced+0.3% α
Local
7.8%
District
7.5%
Flat/maisonette+0.1% α
Local
7.1%
District
7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing6
Trend Position10

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
31 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
45 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
52 min walk
No bus stops within 400m

43

Walkability score

49

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)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)7
Nearest car park181m
Santander docks (800m)0
Nearest cycle dock16.3 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 · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 92% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.0 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 · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

29

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

12

Convenience

Nearest supermarketFamily Sari Sari Store · 499 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

170m

Post office

Nearby shops

West Drayton Grocers164 m
Best Food & Wine170 m
Huong Viet172 m
Ezee 2 Shop174 m

Nearby cafes

Griddle Cafe188 m
No 46188 m
Costa250 m
Alma Lusa560 m

Nearby restaurants

Smokin Patty173 m
Popeyes Grill176 m
Butties Nigerian Takeaway189 m
Go Sing203 m

Nearby pubs

Railway Arms207 m
De Burgh Arms216 m
The Six Bells285 m
George & Dragon676 m

Nearby gyms

PureGym754 m

Nearby pharmacies

Boots210 m
Yiewsley Pharmacy331 m
Phillips Pharmacy402 m

Nearby health

Yiewsley Health Centre282 m
Food hygiene (5-star)41% of 96

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AESTHEDOCS LTD
DOSTI VILLAS PROPERTY MANAGEMENT UK LTD
DOSTI VILLAS UK LTD
GAF ENTERPRISES LTD
GAF GLOBAL HOLDINGS LTD

+5 more

Investment

Investment grade, yield and market outlook

43

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
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

44.6

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,792m
Crossrail 2 route20,830m

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)
26
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
10
Local approval rate
65%
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)
38
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
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 Rear of 2-24, Land Rear of 2-24, HORTON ROAD, West Drayton, UB7 8EN87 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 9BZ

Full postcodeUB7 9BZ
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.509103
Longitude-0.471113
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