West Drayton · Hillingdon · Hayes and Harlington constituency · 51.49953, -0.46131

UB7 9EZ— West Drayton, Hillingdon

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

 

Schools 50%Safety 70/100Transport 14/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
38
Safety
70
Schools
46
Transport
14
Environment
63
Investment
42

The bottom line

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

The catches: 64 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB7 9EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for UB7 9EZ

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

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How UB7 9EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
★

Primary

Cherry Lane Primary School

Requires Improvement · Inspected Jun 2024 · 3 min walk

KS2: 101.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 27 min walk

P8: -0.27A8: 40.7

50% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

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

91.6 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 394.3%

+22% vs borough

Crime by type

Other31%
Violence & sexual offences29%
Anti-social behaviour18%
Vehicle crime9%
Burglary8%
Drug offences2%
Theft1%
Robbery1%

Stop & search

2.0

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: Heathrow Fire Station (G56) · 2.2km

Crime is +41% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,553/m²
Price per ft²£516/ft²
Avg floor area84.3 m²

EPC breakdown

B
1%
C
20%
D
28%
E
10%

Based on 59 properties · Confidence: high

Street mix

Semi 60%Terraced 40%

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£210,750
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)
RoofPitched, 200 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

1996–2025 · CAGR

+7%

Total change

+612%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+4.48

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached60%
Terraced40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£130k+97%1.8
Post-dot-com plateau2001–2004£107k£208k+94.4%1.7
Pre-crash peak2005–2007£190k£235k+23.7%1.3
GFC & correction2009–2011£243k£250k+2.7%1
Help-to-Buy recovery2014–2016£265k£378k+42.5%1.7
Pandemic surge2021–2021£464k£464k+0%1
Rate-rise correction2022–2023£490k£440k-10.2%1
Current market2024–2025£445k£470k+5.6%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+4.1% alpha

Weakest performer

Semi-detached

-0.4% alpha

Terraced+4.1% α
Local
16.2%
District
12.1%
Semi-detached-0.4% α
Local
5.4%
District
5.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
16.5 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
17 min walk
West DraytonNational Rail
17 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
36 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
39 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
40 min walk
No bus stops within 400m

5

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria69 min ↑
Waterloo ★64 min
Canary Wharf68 min ↑
City69 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)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park125m
Santander docks (800m)0
Nearest cycle dock15.6 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: 20.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 13%
More green space than 77% of London

Nearest SSSI: Staines Moor SSSI — 6.3 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

6 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (718 m)

Nearest supermarketFamily Sari Sari Store · 1.7 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)

1.2km

Post office

Nearby shops

S & K News431 m
Sainsbury's Local590 m

Nearby cafes

cinitas cafe876 m

Nearby restaurants

Favorite Chicken & Ribs West Drayton466 m
Sipson Tandoori473 m

Nearby pubs

The Plough718 m
King William IV1.1 km

Nearby pharmacies

NHS Pharmacy614 m
Food hygiene (5-star)35% of 23

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

BARBER CLEANING SERVICES LTD
BEAUTY ERA LTD
BIC GLOBAL TRAINING AND CONSULTANCY LIMITED
FIRST CORNER CONSTRUCTION LTD
LGA PROPERTY SOURCING LTD

+7 more

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.

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

24.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,075m
Crossrail 2 route19,741m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,513 nationally

1,888

Est. population

8,494/km²

55%

Employed

29%

Degree educated

£39,800

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

49

Community stability

Age profile

28%
21%
22%
17%
Under 1828%
18–3421%
35–4922%
50–6417%
65+11%

Tenure

24%
28%
15%
33%
Own outright24%
Own (mortgage)28%
Private rent15%
Social rent33%
Shared ownership1%

Ethnicity

40%
30%
White British41%
White Other9%
Asian30%
Black11%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household19%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent33%
Private rent15%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
9
Local approval rate
88%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
773 homes · NATS (PHASE TWO), NATS (PHASE TWO), PORTERS WAY, WEST DRAYTON, UB7 9AX
Pipeline pressure
NONE

Named schemes (500m)

BELL FARM, BELL FARM, CHERRY LANE, UB722 homes
completed
8, 8, WALNUT AVENUE, WEST DRAYTON, UB7 9PN7 homes
completed
Former Garages Site B, 2-28, Former Garages Site B, 2-28, Wordsworth Way, West Drayton, UB7 9JE6 homes
completed
2-12, 2-12, Fir Tree Avenue, West Drayton, UB7 9ES3 homes
completed
13, 13, CHAPMAN CLOSE, WEST DRAYTON, UB7 9LN2 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 9EZ

Full postcodeUB7 9EZ
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.499533
Longitude-0.461305
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