West Drayton · Hillingdon · Hayes and Harlington constituency · 51.50799, -0.46444

UB7 9PE— West Drayton, Hillingdon

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

Under-the-radar value

 

Schools 33%Safety 80/100Transport 43/100Yield 6.00%

Best for: Most buyers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
52
Safety
80
Schools
36
Transport
43
Environment
59
Investment
65

The bottom line

UB7 9PE offers low crime and fast broadband at £270,000 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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Toggle the things that matter to you — see how UB7 9PE scores on each.

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Location

UB7 9PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-48.1% vs London avg
vs London income-5.2% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for UB7 9PE

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

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“Under-the-radar value”

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How UB7 9PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
—

Primary

West Drayton Academy

Not yet inspected · 4 min walk

KS2: 108.1

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 16 min walk

P8: -0.27A8: 40.7

33% of local schools rated Good or Outstanding · based on 8 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

32.4 incidents per 1,000 residents

Better than 77% of London
↑ Rising 490.9%

from a low base — still below London average

-57% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Anti-social behaviour17%
Burglary14%
Vehicle crime8%
Drug offences3%
Robbery2%
Theft0%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.8km

Crime is 50% below 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.

£270,000

Median sale price

Bottom 25% — 48% below London median

£270,000 is 48% below the London median (£520,000)

-30.4%

This year

Terraced

Dominant type

Price history

5-year change
+8.7%
Sales (24 months)5
New build0.0%
Avg terraced£388,000
Avg flat£140,000
Price per m²£4,991/m²
Price per ft²£464/ft²
Avg floor area56.2 m²

EPC breakdown

C
59%
D
28%
E
3%
G
1%

Based on 91 properties · Confidence: high

Street mix

Semi 9%Terraced 66%Flat 25%Other 1%

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£1,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,100

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

6.8×

Price-to-income

£1,351/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£140,500
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
WallsTimber frame, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.9%

Total change

+213%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.6%

per year

Acceleration

-0.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 142 sales

Property Type Mix

Total: 142 sales

Semi-detached9.2%
Terraced66.2%
Flat/maisonette24.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£93k+39.5%5.2
Post-dot-com plateau2001–2004£105k£138k+31.2%11
Pre-crash peak2005–2007£178k£172k-3.4%7
GFC & correction2008–2012£200k£145k-27.8%3.8
Help-to-Buy recovery2013–2016£218k£251k+15.2%3.2
Brexit uncertainty2017–2019£248k£297k+19.4%2.3
Pandemic surge2020–2021£351k£249k-29.1%2
Rate-rise correction2023–2023£360k£360k+0%1
Current market2024–2025£275k£210k-23.6%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+2.5% alpha

Weakest performer

Flat/maisonette

-2.4% alpha

Semi-detached+2.5% α
Local
12.8%
District
10.3%
Terraced-1.5% α
Local
5.4%
District
6.9%
Flat/maisonette-2.4% α
Local
2.3%
District
4.7%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing13
Trend Position100

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
6.9 min walk
West Drayton

Nearby stations

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

20

Walkability score

22

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

10

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)22
Nearest car park474m
Santander docks (800m)0
Nearest cycle dock15.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed438 Mbps
Median download423 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
NoiseMEDIUM
road · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Fray's Farm Meadows 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

OTTERFIELD MEDICAL CENTRE

25 OTTERFIELD ROAD, YIEWSLEY, UB7 8PE

11 min walk

86%

Recommend GP

86%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

9

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Six Bells (407 m)

Nearest supermarketFamily Sari Sari Store · 782 m

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)

588m

Post office

Nearby shops

Impress Sandwiches305 m
Zinda Foods Ltd346 m
A1 Cooked Meats359 m
ISA News, Food & Wine454 m

Nearby cafes

Griddle Cafe624 m
No 46630 m
Costa719 m
Alma Lusa912 m

Nearby restaurants

Getir256 m
Smoky Boys357 m
Sea Shell Fish & Chips447 m
Palace Tandoori450 m

Nearby pubs

The Six Bells407 m
Railway Arms686 m
De Burgh Arms688 m

Nearby pharmacies

NHS Pharmacy588 m
Boots685 m
Yiewsley Pharmacy715 m
Phillips Pharmacy753 m

Nearby health

Yiewsley Health Centre683 m
Food hygiene (5-star)40% of 30

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ASSETTIQUE LIMITED
BMX LIMITED
CITY SKY LIMITED
D'COSTA TALENT SOLUTIONS LTD
GANESHA CONVENIENCE LTD

+8 more

Investment

Investment grade, yield and market outlook

65

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
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,323m
Crossrail 2 route20,362m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,964 nationally

2,006

Est. population

23,540/km²

66%

Employed

48%

Degree educated

£39,800

Median income

5.7%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

31%
31%
25%
Under 1831%
18–3431%
35–4925%
50–6410%
65+3%

Tenure

20%
44%
27%
Own outright6%
Own (mortgage)20%
Private rent44%
Social rent27%
Shared ownership4%
Rent free0%

Ethnicity

27%
14%
38%
White British27%
White Other14%
Asian38%
Black10%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine20%
No car household34%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent44%
Social rent27%

vs. London

Income vs London-5.2%
Price vs London-48.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
78%
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)
1
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
D E R A SITE, D E R A SITE, KINGSTON LANE, WEST DRAYTON, UB7 9QB140 homes
completed
DEFENCE RESEARCH AGENCY SITE BETWEEN, DEFENCE RESEARCH AGENCY SITE BETWEEN, KINGSTON LANE, WARWICK ROAD, UB799 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 (£270,000)

£1,000

Standard buyer

£0

First-time buyer

Save £1,000

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 9PE

Full postcodeUB7 9PE
Postcode districtUB7
BoroughLondon Borough of Hillingdon
WardWest Drayton
Latitude51.507991
Longitude-0.464436
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