Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.49657, -0.46486

UB7 9HT— Heathrow Villages, Hillingdon

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

 

Schools 50%Safety 67/100Transport 11/100Yield 4.50%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
37
Safety
67
Schools
46
Transport
11
Environment
60
Investment
55

The bottom line

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

The catches: very high noise — check proximity to rail lines and 64 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB7 9HT

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+2.4% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for UB7 9HT

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

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How UB7 9HT 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 · 4 min walk

KS2: 101.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 32 min walk

P8: -0.27A8: 40.7

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 415.4%

+51% vs borough

Crime by type

Violence & sexual offences26%
Other25%
Anti-social behaviour23%
Vehicle crime13%
Drug offences5%
Burglary4%
Robbery2%
Theft1%

Stop & search

4.5

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

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +75% above London average

Property

Prices, sales volume and market trends

Avg floor area102 m²

EPC breakdown

B
2%
C
9%
D
5%
E
4%

Based on 20 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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£255,000
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, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+8%

Total change

+488%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.5%

per year

Acceleration

+15.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached4.2%
Terraced95.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£70k£83k+18.6%1.5
Post-dot-com plateau2001–2004£127k£197k+54.7%2.2
Pre-crash peak2005–2007£193k£234k+21.4%1.3
GFC & correction2008–2010£250k£210k-16%1
Help-to-Buy recovery2015–2016£287k£343k+19.3%1
Brexit uncertainty2018–2018£350k£350k+0%1
Pandemic surge2020–2020£411k£411k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
18.7 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
35 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
37 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
39 min walk
No bus stops within 400m

10

Walkability score

30

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 park120m
Santander docks (800m)0
Nearest cycle dock15.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed473 Mbps
Median download439 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Staines Moor SSSI — 5.9 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

10 min walk

1

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Cat & Fiddle (557 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 News119 m
Sainsbury's Local987 m

Nearby cafes

cinitas cafe497 m

Nearby restaurants

Sipson Tandoori621 m
Favorite Chicken & Ribs West Drayton627 m
Achari966 m

Nearby pubs

The Cat & Fiddle557 m
The Plough600 m
King William IV868 m

Nearby pharmacies

NHS Pharmacy1.0 km
Food hygiene (5-star)43% of 14

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

A.S.CHAUFFEURS LTD
AM EXEC LTD
HAQUE HEATING AND AIR LTD
MADAAN'Z LTD.
MADAANZ INVESTMENT LTD

+5 more

Investment

Investment grade, yield and market outlook

55

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 score12/100
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

7.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,319m
Crossrail 2 route19,822m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,178 nationally

1,769

Est. population

13,493/km²

57%

Employed

27%

Degree educated

£43,000

Median income

7.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

33%
20%
22%
15%
Under 1833%
18–3420%
35–4923%
50–6415%
65+10%

Tenure

17%
20%
21%
41%
Own outright17%
Own (mortgage)20%
Private rent21%
Social rent41%
Shared ownership1%

Ethnicity

40%
23%
14%
White British40%
White Other12%
Asian23%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine31%
No car household32%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent41%
Private rent21%

vs. London

Income vs London+2.4%

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)
4
Planning apps (3 years)
6
Local approval rate
100%
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
53 homes · Former West Drayton Police Station, Former West Drayton Police Station, Station Road, West Drayton, UB7 7JQ
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
1 MILTON WAY, 1, WEST DRAYTON2 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 9HT

Full postcodeUB7 9HT
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.496568
Longitude-0.464863
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