Harefield Village · Hillingdon · Uxbridge and South Ruislip constituency · 51.60672, -0.47552

UB9 6ES— Harefield Village, Hillingdon

Location and area intelligence for UB9 6ES, Harefield Village, Hillingdon

The family fortress

 

Schools 100%Safety 82/100Transport 9/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
82
Schools
90
Transport
9
Environment
59
Investment
33

The bottom line

UB9 6ES 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: 73 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB9 6ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for UB9 6ES

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB9 6ES 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 · 8 min walk

KS2: 102.8

★★

Secondary

Harefield School

Good · Inspected Jun 2021 · 2 min walk

P8: -0.42A8: 38.8

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 128 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.5 incidents per 1,000 residents

Better than 56% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences44%
Other19%
Vehicle crime14%
Anti-social behaviour12%
Drug offences5%
Burglary4%
Robbery1%
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 · 3.6km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,356/m²
Price per ft²£591/ft²
Avg floor area77.2 m²

EPC breakdown

C
16%
D
12%
E
2%

Based on 30 properties · Confidence: high

Street mix

Semi 51%Terraced 29%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,000
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
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

1996–2025 · CAGR

+7.4%

Total change

+685%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

-28.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached51.4%
Terraced28.6%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£62k£83k+34.4%1.5
Post-dot-com plateau2002–2004£129k£106k-17.8%1
Pre-crash peak2006–2007£235k£230k-2.1%2
GFC & correction2009–2012£242k£250k+3.3%2.3
Help-to-Buy recovery2013–2016£185k£470k+153.5%1.7
Brexit uncertainty2017–2019£419k£398k-5.1%2.5
Pandemic surge2020–2021£435k£365k-16.1%1
Rate-rise correction2022–2022£475k£475k+0%3
Current market2025–2025£485k£485k+0%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.5% alpha

Weakest performer

Terraced

-2.5% alpha

Semi-detached+1.5% α
Local
8.5%
District
7%
Terraced-2.5% α
Local
0.3%
District
2.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Northwood Underground StationMetropolitan
45 min walk
Rickmansworth Underground StationMetropolitan
47 min walk
RickmansworthNational Rail
47 min walk
Moor Park Underground StationMetropolitan
49 min walk
Northwood Hills Underground StationMetropolitan
58 min walk
No bus stops within 400m

2

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria ★73 min
Waterloo75 min ↑
Canary Wharf84 min ↑
City78 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)

0

EV chargers (800m)

Nearest car park499m
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: 13.0 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: 23.5 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 16%
More green space than 98% of London

Nearest SSSI: Harefield Pit SSSI — 1.2 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

4 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHarefield Hospital · 672 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kings Arms (511 m)

Nearest supermarketTesco · 3.0 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)

2.0km

Post office

Nearby pubs

The Kings Arms511 m
The Harefield657 m

Nearby pharmacies

Malthouse Pharmacy491 m

Nearby health

The Village Dental Practice567 m
Harefield Hospital672 m
Food hygiene (5-star)73% of 11

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

BCUBE GROUPS LTD
FERVOUR SOLUTIONS LIMITED
FITNESS BY SHAKERS LTD
PREHABPRO PERFORMANCE LTD
SHAKERS KIDS LTD

Investment

Investment grade, yield and market outlook

33

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

29.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route28,804m
Crossrail 2 route25,304m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,548 nationally

1,584

Est. population

1,693/km²

63%

Employed

27%

Degree educated

£42,100

Median income

4.9%

Claimant rate

SuburbanLow densityMixed

56

Community stability

Age profile

23%
17%
20%
21%
19%
Under 1823%
18–3417%
35–4920%
50–6421%
65+19%

Tenure

33%
31%
26%
Own outright33%
Own (mortgage)31%
Private rent7%
Social rent26%
Shared ownership2%

Ethnicity

78%
White British78%
White Other6%
Asian8%
Black3%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household16%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Social rent26%
Private rent7%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
Borough approval rate
84%
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
17 homes · LAND BETWEEN, 32-34, LAND BETWEEN, 32-34, SULLIVAN CRESCENT, UB9 6NL
Pipeline pressure
NONE

Named schemes (500m)

THE LODGE, THE LODGE, RICKMANSWORTH ROAD, HA612 homes
completed
GARAGES AT REAR OF 1-5, GARAGES AT REAR OF 1-5, Gilbert Road, Harefield, UB9 6NQ5 homes
completed
BARDEN COURT 45, BARDEN COURT 45, HALL DRIVE, UXBRIDGE, UB9 6LP5 homes
completed
14A, 14A, Northwood Road, Harefield, UB9 6PW2 homes
completed
FORMER GARAGES SITE REAR OF 23 & 24, Former Garages Site Rear Of 23 & 24, VERNON DRIVE, HAREFIELD, UB9 6EG2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
56.9%
Ward turnout
40%
Election year
2022
MP
Danny Beales (Labour)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Jane PalmerConservative

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Key facts for UB9 6ES

Full postcodeUB9 6ES
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardHarefield Village
Latitude51.606716
Longitude-0.475519
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