Harefield Village · Hillingdon · Uxbridge and South Ruislip constituency · 51.61509, -0.48581

UB9 6PH— Harefield Village, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 9/100Low yield 3.48%

Best for: Owner-occupiers

Compare areas

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

Liveability
37
Safety
10
Schools
90
Transport
9
Environment
62
Investment
43

The bottom line

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

The catch: 85 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB9 6PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 6PH

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

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Postcode Personality

🎓 School Smart🌿 Green Lung⚠️ Very high crime

“Strong, well-rated schools nearby”

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How UB9 6PH 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 · 16 min walk

P8: -0.42A8: 38.8

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 142 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 · 2.7km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area79.5 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_low

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£198,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2016 · CAGR

+9.1%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

+267.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£100k£100k+0%1
Help-to-Buy recovery2016–2016£367k£367k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
36 min walk
RickmansworthNational Rail
37 min walk
Moor Park Underground StationMetropolitan
51 min walk
Northwood Underground StationMetropolitan
54 min walk
Croxley Underground StationMetropolitan
59 min walk
No bus stops within 400m

7

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge87 min ↑
Victoria ★85 min
Waterloo87 min ↑
Canary Wharf96 min ↑
City91 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park731m
Santander docks (800m)0
Nearest cycle dock19.1 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 24.6 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Old Park Wood SSSI — 0.5 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

11 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHarefield Hospital · 888 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketTesco · 2.3 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)

2.4km

Post office

Nearby cafes

Mitchell's Village Kitchen170 m

Nearby health

Harefield Hospital888 m
Food hygiene (5-star)60% of 5

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

E

High street health

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 score16/100
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

24.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route29,850m
Crossrail 2 route26,300m

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

SuburbanLow 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
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
0%
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)
0
Largest scheme
3 homes · Childlink Learning Centre, Childlink Learning Centre, Hill End Road, Harefield, UB9 6LQ
Pipeline pressure
NONE

Named schemes (500m)

Childlink Learning Centre, Childlink Learning Centre, Hill End Road, Harefield, UB9 6LQ3 homes
completed
3-4, 3-4, Plough Lane, UB91 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 6PH

Full postcodeUB9 6PH
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardHarefield Village
Latitude51.615086
Longitude-0.485812
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