West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50481, -0.46080

UB7 9GJ— West Drayton, Hillingdon

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

London's quiet achiever

 

Schools 0%Safety 73/100Transport 25/100Yield 4.76%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
44
Safety
73
Schools
16
Transport
25
Environment
63
Investment
50

The bottom line

UB7 9GJ offers low crime and fast broadband at £340,000 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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Location

UB7 9GJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-34.6% vs London avg
vs London income-5.2% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for UB7 9GJ

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

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“London's quiet achiever”

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How UB7 9GJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor 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 · 20 min walk

P8: -0.27A8: 40.7

0% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.9 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 372.3%

-1% vs borough

Crime by type

Other34%
Violence & sexual offences27%
Anti-social behaviour20%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery2%
Theft0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 2.7km

Crime is +15% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£340,000

Median sale price

Bottom 25% — 35% below London median

£340,000 is 35% below the London median (£520,000)

-26.7%

This year

Flat

Dominant type

Price history

5-year change
+9.0%
Sales (24 months)5
New build0.0%
Avg flat£340,000
Price per m²£5,323/m²
Price per ft²£494/ft²
Avg floor area62.2 m²

EPC breakdown

A
1%
B
95%
C
11%

Based on 107 properties · Confidence: high

Street mix

Flat 100%

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£4,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,700

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

8.5×

Price-to-income

£1,701/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£155,500
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.30 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2026 · CAGR

+-0.5%

Total change

-6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.8%

per year

Acceleration

-14.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 99 sales

Property Type Mix

Total: 99 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£237k£290k+22.4%17.2
Brexit uncertainty2017–2019£260k£283k+8.7%2.3
Pandemic surge2020–2021£320k£312k-2.5%4
Rate-rise correction2022–2023£239k£330k+38.4%4.5
Current market2024–2026£345k£223k-35.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.1%
District
2.1%

CAGR over 12yr 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 Timing0
Trend Position100

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
11.6 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
12 min walk
West DraytonNational Rail
12 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
35 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
40 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
46 min walk
No bus stops within 400m

9

Walkability score

30

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 park107m
Santander docks (800m)0
Nearest cycle dock15.5 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 · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 22%
More green space than 77% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.6 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

9 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Six Bells (664 m)

Nearest supermarketFamily Sari Sari Store · 1.2 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)

915m

Post office

Nearby shops

Sainsbury's Local135 m
Impress Sandwiches731 m
ISA News, Food & Wine742 m
Zinda Foods Ltd770 m

Nearby restaurants

Favorite Chicken & Ribs West Drayton504 m
Sipson Tandoori523 m
Getir683 m
Smoky Boys724 m

Nearby pubs

The Six Bells664 m

Nearby pharmacies

NHS Pharmacy202 m
Food hygiene (5-star)27% of 22

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ARS ACCOUNTANCY LIMITED
BLUE SKY HORIZON PROPERTY LTD
CARGIL SERVICES LTD
CLELAND TECHNOLOGY PARTNERS LTD
DAAKSHI VALE UK LIMITED

+14 more

Investment

Investment grade, yield and market outlook

50

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score16/100
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

45.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,055m
Crossrail 2 route19,974m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,296 nationally

2,963

Est. population

10,262/km²

64%

Employed

40%

Degree educated

£39,800

Median income

5.4%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

27%
27%
24%
14%
Under 1827%
18–3427%
35–4924%
50–6414%
65+8%

Tenure

29%
27%
29%
Own outright11%
Own (mortgage)29%
Private rent27%
Social rent28%
Shared ownership5%

Ethnicity

34%
34%
White British35%
White Other12%
Asian34%
Black10%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household21%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent29%
Private rent27%

vs. London

Income vs London-5.2%
Price vs London-34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
9
Local approval rate
90%
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
LAND AT RAF BASE, JUNCTION OF, LAND AT RAF BASE, JUNCTION OF, STATION ROAD, PORTERS WAY, UB753 homes
completed
Drayton Garden Village, Drayton Garden Village, Porters Way, West Drayton, UB7 9AA9 homes
completed
Drayton Garden Village, Drayton Garden Village, Porters Way, West Drayton, UB7 9AX8 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 (£340,000)

£4,500

Standard buyer

£0

First-time buyer

Save £4,500

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 9GJ

Full postcodeUB7 9GJ
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.504814
Longitude-0.460796
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