Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.49740, -0.45900

UB7 9HF— Heathrow Villages, Hillingdon

Location and area intelligence for UB7 9HF, Heathrow Villages, Hillingdon

More green space than most of London

 

Schools 50%Safety 62/100Transport 9/100Low yield 2.77%⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
41
Safety
62
Schools
46
Transport
9
Environment
64
Investment
39

The bottom line

UB7 9HF offers fast broadband at £585,000 median — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby; 72 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 9HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+12.5% vs London avg
vs London income+1.9% vs London avg
vs London crime+114.0% vs London avg

Deep-dive guides for UB7 9HF

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

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Postcode Personality

🌳 Good Parks📈 Up & Coming

“More green space than most of London”

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How UB7 9HF 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 · 2 min walk

KS2: 101.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 30 min walk

P8: -0.27A8: 40.7

50% 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 · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 333.3%

+85% vs borough

Crime by type

Other31%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime13%
Burglary5%
Drug offences5%
Robbery3%
Theft0%

Stop & search

4.6

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 1.9km

Crime is +114% 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.

£585,000

Median sale price

Above London median by 13%

£585,000 is 13% above the London median (£520,000)

+5.8%

This year

Semi-detached

Dominant type

Price history

5-year change
+31.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£585,000
Price per m²£5,769/m²
Price per ft²£536/ft²
Avg floor area98.3 m²

EPC breakdown

A
1%
C
5%
D
25%
E
5%
F
1%
G
1%

Based on 38 properties · Confidence: high

Street mix

Semi 82%Terraced 2%Detached 15%Other 2%

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£16,750
First-time buyerFTB
£8,000
Additional propertyBTL/2nd
£34,300

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

13.7×

Price-to-income

£2,926/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£245,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.1%

per year

Acceleration

-26.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 61 sales

Property Type Mix

Total: 61 sales

Detached14.8%
Semi-detached83.6%
Terraced1.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£145k+94.2%2.5
Post-dot-com plateau2002–2004£196k£221k+12.2%5
Pre-crash peak2005–2007£250k£250k+0.1%1.3
GFC & correction2008–2011£248k£243k-1.8%1.7
Help-to-Buy recovery2013–2016£269k£415k+54.3%1.7
Brexit uncertainty2017–2019£480k£440k-8.3%1.3
Pandemic surge2020–2021£368k£445k+20.9%2
Rate-rise correction2022–2023£515k£490k-4.9%2
Current market2024–2025£604k£585k-3.1%2.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Weakest performer

Detached

-2.2% alpha

Semi-detached+0.3% α
Local
7.1%
District
6.8%
Detached-2.2% α
Local
1.5%
District
3.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing1
Trend Position40

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
19.9 min walk
West Drayton

Nearby stations

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

6

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria77 min ↑
Waterloo ★72 min
Canary Wharf75 min ↑
City75 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)15
Nearest car park241m
Santander docks (800m)0
Nearest cycle dock15.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 16%
More green space than 79% of London

Nearest SSSI: Staines Moor 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

FIND AND TREAT PRIMARY CARE

CROWN PLAZA HILLINGDON, STOCKLEY ROAD, UB7 9NA

5 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (446 m)

No restaurants within 800m — nearest: Favorite Chicken & Ribs West Drayton (743 m)

Nearest supermarketFamily Sari Sari Store · 2.0 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)

1.5km

Post office

Nearby shops

S & K News504 m
Sainsbury's Local803 m

Nearby cafes

cinitas cafe744 m

Nearby restaurants

Favorite Chicken & Ribs West Drayton743 m
Sipson Tandoori748 m
Achari884 m

Nearby pubs

The Plough446 m
King William IV814 m

Nearby pharmacies

NHS Pharmacy808 m
Food hygiene (5-star)67% of 9

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AJ BRICKLAYER LTD
B&R AZIZI PROPERTIES LTD
BAANI KITCHEN LIMITED
EMINDZ LIMITED
EXTRA SHINY CAR WASH LTD

+11 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score23/100
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

48.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,912m
Crossrail 2 route19,493m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,068 nationally

1,965

Est. population

1,233/km²

64%

Employed

30%

Degree educated

£42,800

Median income

4.5%

Claimant rate

SuburbanLow densityRenters

35

Community stability

Age profile

25%
22%
25%
18%
Under 1825%
18–3422%
35–4925%
50–6418%
65+10%

Tenure

22%
22%
45%
Own outright22%
Own (mortgage)22%
Private rent45%
Social rent11%
Shared ownership0%

Ethnicity

34%
16%
36%
White British35%
White Other16%
Asian36%
Black5%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household19%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London+1.9%
Price vs London+12.5%

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)
7
Planning apps (3 years)
8
Local approval rate
86%
Borough approval rate
84%
Historic landfill (400m)
3
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
24 homes · DRAYTON COURT, DRAYTON COURT, THE GLEBE, UB7
Pipeline pressure
NONE

Named schemes (500m)

BELL FARM, BELL FARM, CHERRY LANE, UB722 homes
completed
2-12, 2-12, Fir Tree Avenue, West Drayton, UB7 9ES3 homes
completed
89, 89, Cherry Lane, West Drayton, UB7 9HD2 homes
completed
129, 129, Thornton Avenue, West Drayton, UB7 9JZ2 homes
completed
7 CHERRY LANE, 7, WEST DRAYTON, UB7 9HB2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.8%
Ward turnout
30%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

June NelsonLabour
Peter MoneyLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£585,000)

£16,750

Standard buyer

£8,000

First-time buyer

Save £8,750

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 9HF

Full postcodeUB7 9HF
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.497399
Longitude-0.459000
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