Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.49728, -0.46265

UB7 9HP— Heathrow Villages, Hillingdon

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

 

Schools 50%Safety 62/100Transport 12/100Yield 4.50%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
39
Safety
62
Schools
46
Transport
12
Environment
59
Investment
61

The bottom line

UB7 9HP offers fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 64 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB7 9HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for UB7 9HP

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

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How UB7 9HP 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 · 31 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 · 36 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +114% above London average

Property

Prices, sales volume and market trends

Avg floor area87 m²

EPC breakdown

C
4%
D
7%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 95%Terraced 5%

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£217,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, no insulation (assumed)
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

1999–2023 · CAGR

+6.1%

Total change

+319%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

-1.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached95%
Terraced5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£123k£134k+9.1%1.5
Post-dot-com plateau2002–2004£183k£228k+24.9%1
Pre-crash peak2006–2007£231k£268k+16%1.5
GFC & correction2008–2012£250k£210k-16%1.4
Help-to-Buy recovery2016–2016£430k£430k+0%1
Brexit uncertainty2017–2019£434k£475k+9.4%1
Rate-rise correction2023–2023£515k£515k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Semi-detached-1.1% α
Local
5.1%
District
6.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
18.5 min walk
West Drayton

Nearby stations

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

8

Walkability score

12

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)31
Nearest car park143m
Santander docks (800m)0
Nearest cycle dock15.7 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 waterLOW
Low
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: 20.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Staines Moor SSSI — 6.1 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

8 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

54

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (542 m)

Nearest supermarketFamily Sari Sari Store · 1.9 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)

1.4km

Post office

Nearby shops

S & K News250 m
Sainsbury's Local858 m

Nearby cafes

cinitas cafe609 m

Nearby restaurants

Sipson Tandoori602 m
Favorite Chicken & Ribs West Drayton603 m
Achari953 m

Nearby pubs

The Plough542 m
The Cat & Fiddle707 m
King William IV864 m

Nearby pharmacies

NHS Pharmacy882 m
Food hygiene (5-star)44% of 16

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IMPERIAL SERVICES GROUP LTD
JASVINDER SINGH LIMITED
JPR HOLDINGS LTD

Investment

Investment grade, yield and market outlook

61

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

15.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,166m
Crossrail 2 route19,716m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
7
Local approval rate
86%
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)
3
Largest scheme
24 homes · DRAYTON COURT, DRAYTON COURT, THE GLEBE, UB7
Pipeline pressure
NONE

Named schemes (500m)

DRAYTON COURT, DRAYTON COURT, THE GLEBE, UB724 homes
completed
BELL FARM, BELL FARM, CHERRY LANE, UB722 homes
completed
Former Garages Site A Rear Of 38-84, Former Garages Site A Rear Of 38-84, Coleridge Way, West Drayton, UB4 9HR7 homes
completed
Former Garages Site B, 2-28, Former Garages Site B, 2-28, Wordsworth Way, West Drayton, UB7 9JE6 homes
completed
Rear of Drayton Court, Rear of Drayton Court, The Glebe, West Drayton, UB7 9JH2 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

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Key facts for UB7 9HP

Full postcodeUB7 9HP
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.497276
Longitude-0.462649
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