West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50783, -0.46267

UB7 9FA— West Drayton, Hillingdon

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

High-connectivity investment target

 

Schools 33%Safety 70/100Transport 29/100Yield 4.50%

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
42
Safety
70
Schools
36
Transport
29
Environment
58
Investment
59

The bottom line

UB7 9FA offers low crime — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 62 min to waterloo — above average for this zone.

Less suited to Families.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB7 9FA meets your needs.

Location

UB7 9FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 9FA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB7 9FA with:

Postcode Personality

🚇 Well-Connected🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How UB7 9FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
—

Primary

West Drayton Academy

Not yet inspected · 5 min walk

KS2: 108.1

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 16 min walk

P8: -0.27A8: 40.7

33% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 26 min walk

2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.8km

Crime is +38% above London average

Property

Prices, sales volume and market trends

Avg floor area70.3 m²

EPC breakdown

B
12%

Based on 12 properties · Confidence: medium

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£175,750
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
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
Bottom 25% — limited connections
West Drayton StationGreat Western Railway line
8.4 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
9 min walk
West DraytonNational Rail
9 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
37 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
38 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
50 min walk
No bus stops within 400m

16

Walkability score

27

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

11

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)22
Nearest car park435m
Santander docks (800m)0
Nearest cycle dock15.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

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

OTTERFIELD MEDICAL CENTRE

25 OTTERFIELD ROAD, YIEWSLEY, UB7 8PE

12 min walk

86%

Recommend GP

86%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

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

46

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Six Bells (519 m)

Nearest supermarketFamily Sari Sari Store · 875 m

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)

711m

Post office

Nearby shops

Impress Sandwiches375 m
Zinda Foods Ltd413 m
A1 Cooked Meats426 m
Sainsbury's Local445 m

Nearby cafes

Griddle Cafe747 m
No 46753 m

Nearby restaurants

Getir329 m
Smoky Boys369 m
Sea Shell Fish & Chips564 m
Palace Tandoori568 m

Nearby pubs

The Six Bells519 m

Nearby pharmacies

NHS Pharmacy486 m
Yiewsley Pharmacy825 m
Phillips Pharmacy857 m

Nearby health

Yiewsley Health Centre796 m
Food hygiene (5-star)40% of 20

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

WINDOW INNOVATIONS LIMITED

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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 score13/100
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

10.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,199m
Crossrail 2 route20,245m

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

Inner cityHigh 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
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
75%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
773 homes · NATS (PHASE TWO), NATS (PHASE TWO), PORTERS WAY, WEST DRAYTON, UB7 9AX
Pipeline pressure
NONE

Named schemes (500m)

NATS (PHASE TWO), NATS (PHASE TWO), PORTERS WAY, WEST DRAYTON, UB7 9AX773 homes
completed
FORMER RAF WEST DRAYTON, FORMER RAF WEST DRAYTON, PORTERS WAY, WEST DRAYTON, UB7 9574 homes
completed
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
LAND AT RAF BASE, JUNCTION OF, LAND AT RAF BASE, JUNCTION OF, STATION ROAD, PORTERS WAY, UB753 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

Live in UB7 9FA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB7 9FA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB7 9FA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB7 9FA

Full postcodeUB7 9FA
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.507833
Longitude-0.462668
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