Harefield Village · Hillingdon · Uxbridge and South Ruislip constituency · 51.61086, -0.49784

UB9 6FE— Harefield Village, Hillingdon

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

The practical family move

 

Schools 100%Safety 10/100Transport 14/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

Compare areas

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

Liveability
27
Safety
10
Schools
90
Transport
14
Environment
47
Investment
39

The bottom line

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

The catch: 94 min to victoria — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how UB9 6FE 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 UB9 6FE meets your needs.

Location

UB9 6FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: PoorInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for UB9 6FE

🛡️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 UB9 6FE with:

Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ Very high crime

“The practical family move”

Share:WhatsAppShare on X

How UB9 6FE 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 · 16 min walk

★★

Secondary

Harefield School

Good · Inspected Jun 2021 · 22 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 · 140 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+564% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences31%
Other31%
Anti-social behaviour20%
Vehicle crime7%
Burglary6%
Drug offences3%
Robbery1%
Theft1%

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 · 3.4km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,382/m²
Price per ft²£407/ft²
Avg floor area83.3 m²

EPC breakdown

D
3%
E
15%

Based on 18 properties · Confidence: medium

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£208,250
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.30 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2026 · CAGR

+1.1%

Total change

+13%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-17.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£315k£315k+0%15
Brexit uncertainty2018–2019£382k£289k-24.4%1.5
Pandemic surge2020–2021£375k£343k-8.7%1.5
Rate-rise correction2022–2023£400k£335k-16.2%1.5
Current market2025–2026£375k£355k-5.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
0.8%
District
1.9%

CAGR over 8yr 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 Volume53
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
45 min walk
Rickmansworth Underground StationMetropolitan
46 min walk
Moor Park Underground StationMetropolitan
62 min walk
Chorleywood Underground StationMetropolitan
63 min walk
Northwood Underground StationMetropolitan
64 min walk
No bus stops within 400m

6

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge96 min ↑
Victoria ★94 min
Waterloo96 min ↑
Canary Wharf105 min ↑
City100 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park152m
Santander docks (800m)0
Nearest cycle dock19.8 km

Connectivity

Broadband and mobile coverage

87%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed436 Mbps
Median download427 Mbps
Superfast coverage87%
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: 25.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Old Park Wood SSSI — 0.5 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

17 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHarefield Hospital · 969 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketTesco · 3.2 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby pubs

Coy Carp171 m
The Old Orchard1.0 km
Food hygiene (5-star)100% of 1

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

KALIDORA AND COMPANY LIMITED
TINY TALISMAN GAMES LIMITED

Investment

Investment grade, yield and market outlook

39

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 score15/100
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

37.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route30,400m
Crossrail 2 route26,914m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,419 nationally

1,441

Est. population

176/km²

62%

Employed

39%

Degree educated

£42,100

Median income

2.9%

Claimant rate

Inner cityLow densityOwner occupiers / families

57

Community stability

Age profile

21%
16%
20%
25%
19%
Under 1821%
18–3416%
35–4920%
50–6425%
65+19%

Tenure

38%
39%
15%
Own outright38%
Own (mortgage)39%
Private rent15%
Social rent8%
Shared ownership1%

Ethnicity

70%
White British71%
White Other9%
Asian11%
Black3%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household9%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent15%
Social rent8%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
0
Largest scheme
79 homes · LAND AT FORMER PARKS WORKS, LAND AT FORMER PARKS WORKS, PARK LANE, UB9
Pipeline pressure
NONE

Named schemes (500m)

LAND AT FORMER PARKS WORKS, LAND AT FORMER PARKS WORKS, PARK LANE, UB979 homes
completed
NORTH WORKS AND ADJOINING LAND, NORTH WORKS AND ADJOINING LAND, SUMMERHOUSE LANE, UB942 homes
completed
THE LONG ROOM, THE LONG ROOM, SUMMERHOUSE LANE, UB9 6JA30 homes
completed
Coppermill Lock, Coppermill Lock, Park Lane, Harefield, UB9 6JA29 homes
completed
The Watermill, The Watermill, Royal Quay, Harefield, UB9 6JA7 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

Live in UB9 6FE? 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 UB9 6FE.
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 UB9 6FE

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

No spam. Unsubscribe anytime.

Key facts for UB9 6FE

Full postcodeUB9 6FE
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardHarefield Village
Latitude51.610861
Longitude-0.497838
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