West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50395, -0.46600

UB7 9NY— West Drayton, Hillingdon

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

High-connectivity investment target

 

Schools 67%Safety 73/100Transport 40/100Yield 4.50%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
73
Schools
56
Transport
40
Environment
63
Investment
61

The bottom line

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

The catch: 62 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB7 9NY 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 9NY meets your needs.

Location

UB7 9NY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB7 9NY

🛡️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 9NY with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How UB7 9NY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

West Drayton Academy

Not yet inspected · 2 min walk

KS2: 108.1

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 22 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 31 min walk

5 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

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

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area74.8 m²

EPC breakdown

B
1%
C
22%
D
3%

Based on 26 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£187,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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 Distribution

P25: £50k–£75k · P75: £50k–£75k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£66k£66k+0%1

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
Below London average
West Drayton StationGreat Western Railway line
9.4 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
10 min walk
West DraytonNational Rail
10 min walk
Iver Rail StationElizabeth line · Great Western Railway
36 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
39 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
46 min walk
No bus stops within 400m

16

Walkability score

20

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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)22
Nearest car park107m
Santander docks (800m)0
Nearest cycle dock15.9 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 16%
More green space than 76% 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

THE MEDICAL CENTRE

6 THE GREEN, UB7 7PJ

9 min walk

59%

Recommend GP

59%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Six Bells (405 m)

Nearest supermarketFamily Sari Sari Store · 1.1 km
1 tennis courts

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)

663m

Post office

Nearby shops

ISA News, Food & Wine486 m
Sainsbury's Local500 m
Best Food & Wine631 m
Danes Convenience Store643 m

Nearby cafes

Griddle Cafe700 m
No 46710 m
Costa911 m

Nearby restaurants

Favorite Chicken & Ribs West Drayton210 m
Sipson Tandoori223 m
Sea Shell Fish & Chips476 m
Palace Tandoori481 m

Nearby pubs

The Six Bells405 m
Railway Arms842 m
De Burgh Arms876 m
The Cat & Fiddle889 m

Nearby pharmacies

NHS Pharmacy567 m
Boots807 m
Yiewsley Pharmacy999 m
Phillips Pharmacy1.1 km

Nearby health

Yiewsley Health Centre953 m
Food hygiene (5-star)43% of 28

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

A

High street health

Registered businesses

EXTRAVAGANT EVENTS 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

22.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,412m
Crossrail 2 route20,251m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
50%
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
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
DEFENCE RESEARCH AGENCY SITE BETWEEN, DEFENCE RESEARCH AGENCY SITE BETWEEN, KINGSTON LANE, WARWICK ROAD, UB799 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 9NY? 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 9NY.
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 9NY

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

No spam. Unsubscribe anytime.

Key facts for UB7 9NY

Full postcodeUB7 9NY
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.503947
Longitude-0.465998
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