Harefield Village · Hillingdon · Uxbridge and South Ruislip constituency · 51.60421, -0.47887

UB9 6PL— Harefield Village, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 38/100Transport 9/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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

Liveability
37
Safety
38
Schools
90
Transport
9
Environment
55
Investment
37

The bottom line

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

The catch: 73 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB9 6PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: FairInvestment 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 6PL

🛡️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⚠️ High crime

“Strong, well-rated schools nearby”

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How UB9 6PL 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 · 4 min walk

KS2: 102.8

★★

Secondary

Harefield School

Good · Inspected Jun 2021 · 6 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 · 126 min walk

1 primaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hertfordshire Fire & Rescue Service Fire Station · 3.9km

Crime is +407% 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£4,942/m²
Price per ft²£459/ft²
Avg floor area76.9 m²

EPC breakdown

C
2%
D
6%
E
1%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 32%Terraced 59%Detached 9%

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£192,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2026 · CAGR

+6%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.0%

per year

Acceleration

+11.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 22 sales

Property Type Mix

Total: 22 sales

Detached9.1%
Semi-detached31.8%
Terraced59.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£71k£103k+45.1%1
Post-dot-com plateau2001–2004£236k£261k+10.6%1.2
Pre-crash peak2005–2007£205k£250k+22%1
GFC & correction2010–2012£230k£275k+19.6%1
Help-to-Buy recovery2013–2015£235k£365k+55.3%1
Brexit uncertainty2017–2017£300k£300k+0%3
Pandemic surge2021–2021£363k£363k+0%2
Current market2025–2026£363k£402k+11%1

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Denham

Nearby stations

DenhamNational Rail
39 min walk
Northwood Underground StationMetropolitan
49 min walk
Rickmansworth Underground StationMetropolitan
50 min walk
Moor Park Underground StationMetropolitan
54 min walk
West Ruislip Underground StationCentral
60 min walk
No bus stops within 400m

3

Walkability score

15

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park215m
Santander docks (800m)0
Nearest cycle dock18.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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: 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: 23.6 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 16%
More green space than 94% of London

Nearest SSSI: Harefield Pit SSSI — 0.8 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

6 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHarefield Hospital · 545 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketTesco · 3.3 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)

1.6km

Post office

Nearby pubs

The Kings Arms231 m
The Harefield300 m

Nearby pharmacies

Malthouse Pharmacy154 m

Nearby health

The Village Dental Practice241 m
Harefield Hospital545 m
Food hygiene (5-star)55% of 33

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

D.S. PRESTON (GARAGES) LIMITED
DHALI PROPERTY SERVICES LIMITED
HAREFIELD WINDOWS & DOORS LIMITED
J P TRADERS LTD
JD30 HOMES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

37

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 score12/100
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

21.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route28,897m
Crossrail 2 route25,428m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
3
Local approval rate
83%
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
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)

LAND AT FORMER MINISTRY OF DEFENCE SITE, LAND AT FORMER MINISTRY OF DEFENCE SITE, HIGH STREET, HAREFIELD, UB9113 homes
completed
DAIRY FARM, DAIRY FARM, BREAKSPEAR ROAD NORTH, HAREFIELD, UB9 6NE17 homes
completed
Harefield House, Harefield House, High Street, Harefield, UB9 6RH9 homes
completed
THE SWAN PUBLIC HOUSE, THE SWAN PUBLIC HOUSE, BREAKSPEAR ROAD NORTH, HAREFIELD, UB9 6NF6 homes
completed
BARDEN COURT 45, BARDEN COURT 45, HALL DRIVE, UXBRIDGE, UB9 6LP5 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 6PL

Full postcodeUB9 6PL
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardHarefield Village
Latitude51.604215
Longitude-0.478867
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