Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.59493, -0.48731

UB9 6AG— Ickenham & South Harefield, Hillingdon

Location and area intelligence for UB9 6AG, Ickenham & South Harefield, Hillingdon

The practical family move

 

Schools 100%Safety 82/100Transport 14/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
46
Safety
82
Schools
90
Transport
14
Environment
45
Investment
37

The bottom line

UB9 6AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 72 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB9 6AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for UB9 6AG

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How UB9 6AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harefield Infant and Junior School

Good · Inspected Oct 2023 · 13 min walk

★★

Secondary

Harefield School

Good · Inspected Jun 2021 · 20 min walk

P8: -0.42A8: 38.8

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 116 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
→ Stable

-25% vs borough

Crime by type

Violence & sexual offences37%
Anti-social behaviour23%
Other23%
Vehicle crime11%
Robbery3%
Burglary2%
Drug offences1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hertfordshire Fire & Rescue Service Fire Station · 5.0km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB9 district median

£465,000

Based on 43 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,663/m²
Price per ft²£433/ft²
Avg floor area70 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: low

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,000
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, filled cavity
Roof(another dwelling above)
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

1995–2024 · CAGR

+6.4%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.6%

per year

Acceleration

-2.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£96k+76.5%1.4
Post-dot-com plateau2002–2002£122k£122k+0%2
Pre-crash peak2007–2007£200k£200k+0%2
GFC & correction2008–2010£190k£200k+5.2%1
Help-to-Buy recovery2014–2016£228k£291k+28%1.3
Brexit uncertainty2017–2018£317k£280k-11.7%2
Pandemic surge2020–2020£305k£305k+0%1
Current market2024–2024£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
7.3%
District
8.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Denham

Nearby stations

DenhamNational Rail
24 min walk
West Ruislip Underground StationCentral
55 min walk
Northwood Underground StationMetropolitan
59 min walk
Ickenham Underground StationPiccadilly · Metropolitan
60 min walk
Rickmansworth Underground StationMetropolitan
64 min walk
No bus stops within 400m

2

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria ★72 min
Waterloo74 min ↑
Canary Wharf83 min ↑
City77 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park293m
Santander docks (800m)0
Nearest cycle dock18.7 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Harefield Pit SSSI — 0.3 km

Energy

Solar: 846 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield846.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAREFIELD PRACTICE

RICKMANSWORTH ROAD, HAREFIELD, UB9 6JY

20 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalHarefield Hospital · 1.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

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 Old Orchard (907 m)

No restaurants within 800m — nearest: Dolphin (768 m)

Nearest supermarketTesco · 4.5 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)

783m

Post office

Nearby shops

Londis766 m
Best-one776 m

Nearby restaurants

Dolphin768 m
Theo's Greek Kitchen929 m

Nearby pubs

The Old Orchard907 m
The River Garden916 m
The Harefield922 m

Nearby pharmacies

Malthouse Pharmacy1.1 km

Nearby health

The Village Dental Practice1.1 km
Food hygiene (5-star)50% of 2

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ABSOLUTE CATERING AND REFRIGERATION LTD
AP CAD LTD

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

34.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route29,024m
Crossrail 2 route25,665m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,934 nationally

1,625

Est. population

5,264/km²

62%

Employed

27%

Degree educated

£42,100

Median income

5.3%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

54

Community stability

Age profile

23%
19%
21%
21%
16%
Under 1823%
18–3419%
35–4921%
50–6421%
65+16%

Tenure

31%
33%
23%
Own outright31%
Own (mortgage)33%
Private rent13%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

76%
White British76%
White Other8%
Asian7%
Black2%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household14%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent23%
Private rent13%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Planning apps (12 months)
1
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
2
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
25 homes · LAND AT BIRCHDALE HOUSE & COURTFIELD, LAND AT BIRCHDALE HOUSE & COURTFIELD, CHURCH HILL, UB9
Pipeline pressure
NONE

Named schemes (500m)

ALLOTMENT GARDENS, ALLOTMENT GARDENS, BROADWATER GARDENS, UB913 homes
completed
The White House, The White House, Church Hill, Harefield, UB9 6DX2 homes
completed
THE WHITE HORSE, THE WHITE HORSE, CHURCH HILL, HAREFIELD, UB9 6DX1 homes
completed
36, 36, Broadwater Gardens, Harefield, UB9 6AL1 homes
completed
5, 5, Priory Gardens, UB9 6AN1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.4%
Ward turnout
41%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Martin GoddardConservative
Eddie LaveryConservative
Kaushik Kumar BanerjeeConservative

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Key facts for UB9 6AG

Full postcodeUB9 6AG
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.594927
Longitude-0.487305
Parliamentary constituencyUxbridge and South Ruislip
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