Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.59056, -0.48155

UB9 6AS— Ickenham & South Harefield, Hillingdon

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

The practical family move

 

Schools 100%Safety 82/100Transport 14/100Low yield 3.48%

Best for: Families, Owner-occupiers

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

Liveability
37
Safety
82
Schools
90
Transport
14
Environment
44
Investment
47

The bottom line

UB9 6AS 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: 67 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB9 6AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: PoorInvestment 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 6AS

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

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“The practical family move”

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How UB9 6AS 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 · 19 min walk

KS2: 102.8

★★

Secondary

Harefield School

Good · Inspected Jun 2021 · 23 min walk

P8: -0.42A8: 38.8

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 109 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 3.1km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area88.3 m²

EPC breakdown

D
6%
E
3%

Based on 9 properties · Confidence: low

Street mix

Semi 70%Terraced 10%Flat 20%

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 yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£220,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (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 Trajectory

1996–2020 · CAGR

+6.7%

Total change

+376%

Market Activity

Price Velocity & Acceleration

Current Velocity

+70.6%

per year

Acceleration

+112.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached70%
Terraced10%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£91k£120k+31.4%1
Post-dot-com plateau2001–2001£183k£183k+0%1
Pre-crash peak2007–2007£435k£435k+0%1
GFC & correction2009–2011£261k£157k-39.7%1
Help-to-Buy recovery2014–2016£438k£255k-41.8%1
Pandemic surge2020–2020£435k£435k+0%1

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 3

Moderate

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

Nearby stations

DenhamNational Rail
21 min walk
West Ruislip Underground StationCentral
48 min walk
Ickenham Underground StationPiccadilly · Metropolitan
52 min walk
Northwood Underground StationMetropolitan
58 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
58 min walk
No bus stops within 400m

16

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★67 min
Waterloo69 min ↑
Canary Wharf78 min ↑
City72 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park204m
Santander docks (800m)0
Nearest cycle dock18.2 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: 23.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Harefield Pit SSSI — 0.9 km

Energy

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

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 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

25 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalHarefield Hospital · 1.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The River Garden (568 m)

Nearest supermarketAldi · 4.6 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)

155m

Post office

Nearby shops

Londis139 m
Best-one148 m

Nearby restaurants

Dolphin146 m
Theo's Greek Kitchen559 m

Nearby pubs

The River Garden568 m
Food hygiene (5-star)50% of 8

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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 score13/100
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

6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route28,473m
Crossrail 2 route25,146m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
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)
7
Largest scheme
13 homes · ALLOTMENT GARDENS, ALLOTMENT GARDENS, BROADWATER GARDENS, UB9
Pipeline pressure
NONE

Named schemes (500m)

2 HARVIL ROAD, 2, Harvil Road, Harefield, UB9 6JR6 homes
completed
11, 11, Priory Avenue, HAREFIELD, UB9 6AP2 homes
completed
4-6, 4-6, Harvil Road, UB9 6JR1 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 6AS

Full postcodeUB9 6AS
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.590564
Longitude-0.481546
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