Ickenham & South Harefield · Hillingdon · Uxbridge and South Ruislip constituency · 51.57681, -0.44556

UB9 6LU— Ickenham & South Harefield, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 38/100Transport 19/100Low yield 3.48%

Best for: Owner-occupiers

Compare areas

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

Liveability
36
Safety
38
Schools
90
Transport
19
Environment
47
Investment
43

The bottom line

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

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

Less suited to Families.

Check your dealbreakers

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

Location

UB9 6LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+407.0% vs London avg

Deep-dive guides for UB9 6LU

🛡️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 6LU with:

Postcode Personality

🎓 School Smart⚠️ High crime

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How UB9 6LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Whiteheath Infant & Nursery School

Good · Inspected Sept 2021 · 7 min walk

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 25 min walk

P8: +0.55A8: 54.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 83 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

329.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+338% 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

Other31%
Violence & sexual offences28%
Anti-social behaviour19%
Vehicle crime11%
Burglary7%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 1.4km

Crime is +407% above London average

Property

Prices, sales volume and market trends

Avg floor area300.1 m²

EPC breakdown

A
1%
B
1%
D
2%
E
2%
F
1%

Based on 7 properties · Confidence: low

Street mix

Detached 88%Other 13%

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£750,250
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)
RoofAverage thermal transmittance 0.17 W/m²K
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

2003–2022 · CAGR

+1%

Total change

+20%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.1%

per year

Acceleration

-48.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£1.00m£1.06m+6%1
Pre-crash peak2007–2007£1.07m£1.07m+0%1
Help-to-Buy recovery2014–2016£1.00m£1.32m+32.5%1
Pandemic surge2020–2020£1.63m£1.63m+0%1
Rate-rise correction2022–2022£1.20m£1.20m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
West Ruislip Underground StationCentral line
11.5 min walk
West Ruislip

Nearby stations

West RuislipNational Rail
12 min walk
West Ruislip Underground StationCentral
12 min walk
Ickenham Underground StationPiccadilly · Metropolitan
21 min walk
Ruislip Underground StationPiccadilly · Metropolitan
22 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
29 min walk
No bus stops within 400m

7

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★82 min
Victoria85 min ↑
Waterloo84 min ↑
Canary Wharf92 min ↑
City88 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park448m
Santander docks (800m)0
Nearest cycle dock15.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed73 Mbps
Median download98 Mbps
Superfast coverage67%
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 1.9 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

LADYGATE LANE MEDICAL PRACTICE

22 LADYGATE LANE, HA4 7QU

9 min walk

85%

Recommend GP

85%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Breakspear Arms (410 m)

No restaurants within 800m — nearest: Ickenham Fish Bar (956 m)

Nearest supermarketSainsbury's · 3.7 km
2 swimming pools

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)

1.4km

Post office

Nearby shops

Tesco Express958 m
Howletts Lane Shops1.0 km

Nearby cafes

Coffee Bar957 m

Nearby restaurants

Ickenham Fish Bar956 m
Curry Cottage957 m

Nearby pubs

Breakspear Arms410 m
The Woodman1.0 km

Nearby gyms

Ruislip Golf Centre882 m
Hillingdon Borough F.C.1.1 km
Food hygiene (5-star)67% of 6

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ANAKHE LTD
JORDAN ANAIS LTD
LIVE WISDOM LTD
TILE KILN RESIDENTS LIMITED

Investment

Investment grade, yield and market outlook

43

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 score12/100
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

17.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,597m
Crossrail 2 route22,342m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,381 nationally

1,601

Est. population

237/km²

57%

Employed

34%

Degree educated

£42,100

Median income

4.5%

Claimant rate

SuburbanLow densitySocially diverse / deprived

52

Community stability

Age profile

21%
18%
21%
19%
21%
Under 1821%
18–3418%
35–4921%
50–6419%
65+21%

Tenure

30%
32%
16%
22%
Own outright30%
Own (mortgage)32%
Private rent16%
Social rent22%
Shared ownership0%

Ethnicity

70%
White British70%
White Other10%
Asian11%
Black3%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household19%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent22%
Private rent16%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
100%
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)
2
Largest scheme
88 homes · LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, GLOVERS GROVE, HA4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, GLOVERS GROVE, HA488 homes
completed
SITE A, LAND AT GLOVERS GROVE DEPOT, SITE A, LAND AT GLOVERS GROVE DEPOT, GLOVERS GROVE, HA419 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
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Martin GoddardConservative
Eddie LaveryConservative
Kaushik Kumar BanerjeeConservative

Live in UB9 6LU? 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 6LU.
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 6LU

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

No spam. Unsubscribe anytime.

Key facts for UB9 6LU

Full postcodeUB9 6LU
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardIckenham & South Harefield
Latitude51.576811
Longitude-0.445564
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