Harefield Village · Hillingdon · Uxbridge and South Ruislip constituency · 51.60770, -0.47823

UB9 6LA— Harefield Village, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 9/100Low yield 3.36%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
80
Schools
90
Transport
9
Environment
58
Investment
38

The bottom line

UB9 6LA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £482,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 82 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB9 6LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-7.2% vs London avg
vs London income+0.2% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for UB9 6LA

🛡️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 6LA 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 · 7 min walk

KS2: 102.8

★★

Secondary

Harefield School

Good · Inspected Jun 2021 · 5 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 · 130 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.3 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-4% vs borough

Crime by type

Other33%
Violence & sexual offences29%
Anti-social behaviour13%
Vehicle crime9%
Burglary7%
Robbery5%
Drug offences3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hertfordshire Fire & Rescue Service Fire Station · 3.5km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£482,500

Median sale price

7% below London median

£482,500 is 7% below the London median (£520,000)

-20.9%

This year

Semi-detached

Dominant type

Price history

5-year change
+16.3%
Sales (24 months)6
New build0.0%
Avg semi-detached£482,500
Price per m²£6,903/m²
Price per ft²£641/ft²
Avg floor area67 m²

EPC breakdown

C
2%
D
18%
E
1%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 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

Stamp duty

Standard buyer£11,625
First-time buyerFTB
£2,875
Additional propertyBTL/2nd
£26,100

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

11.5×

Price-to-income

£2,414/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,500
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, as built, no insulation (assumed)
RoofPitched, 150 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

1995–2026 · CAGR

+5.7%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.0%

per year

Acceleration

-12.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 61 sales

Property Type Mix

Total: 61 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£158k+88.4%2.2
Post-dot-com plateau2002–2004£192k£290k+51%2.3
Pre-crash peak2005–2007£298k£249k-16.2%4
GFC & correction2010–2012£270k£370k+37%2
Help-to-Buy recovery2013–2016£335k£476k+41.9%2
Brexit uncertainty2017–2019£460k£470k+2.2%1.7
Pandemic surge2020–2021£418k£415k-0.7%1.5
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2026£473k£465k-1.6%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
5%
District
5.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

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

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

3

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge83 min ↑
Victoria ★82 min
Waterloo84 min ↑
Canary Wharf93 min ↑
City87 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park296m
Santander docks (800m)0
Nearest cycle dock18.4 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: 23.8 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 70%
More green space than 97% 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

1 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHarefield Hospital · 487 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.2 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)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kings Arms (431 m)

Nearest supermarketTesco · 2.9 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)

2.0km

Post office

Nearby cafes

Mitchell's Village Kitchen810 m

Nearby pubs

The Kings Arms431 m
The Harefield633 m

Nearby pharmacies

Malthouse Pharmacy459 m

Nearby health

Harefield Hospital487 m
The Village Dental Practice512 m
Food hygiene (5-star)56% of 32

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

38

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

46.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route29,020m
Crossrail 2 route25,517m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,195 nationally

1,549

Est. population

2,665/km²

58%

Employed

32%

Degree educated

£42,100

Median income

5.2%

Claimant rate

SuburbanLow densityMixed

52

Community stability

Age profile

23%
18%
19%
21%
19%
Under 1823%
18–3418%
35–4919%
50–6421%
65+19%

Tenure

34%
28%
17%
20%
Own outright34%
Own (mortgage)28%
Private rent17%
Social rent20%
Shared ownership0%

Ethnicity

72%
White British72%
White Other9%
Asian10%
Black3%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household20%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Social rent20%
Private rent17%

vs. London

Income vs London+0.2%
Price vs London-7.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
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)
1
Largest scheme
113 homes · LAND AT FORMER MINISTRY OF DEFENCE SITE, LAND AT FORMER MINISTRY OF DEFENCE SITE, HIGH STREET, HAREFIELD, UB9
Pipeline pressure
NONE

Named schemes (500m)

THE LODGE, THE LODGE, RICKMANSWORTH ROAD, HA612 homes
completed
BARDEN COURT 45, BARDEN COURT 45, HALL DRIVE, UXBRIDGE, UB9 6LP5 homes
completed
FORMER GARAGES SITE REAR OF 23 & 24, Former Garages Site Rear Of 23 & 24, VERNON DRIVE, HAREFIELD, UB9 6EG2 homes
completed
14A, 14A, Northwood Road, Harefield, UB9 6PW2 homes
completed
41, 41, 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£482,500)

£11,625

Standard buyer

£2,875

First-time buyer

Save £8,750

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 UB9 6LA

Full postcodeUB9 6LA
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardHarefield Village
Latitude51.607695
Longitude-0.478230
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