Harefield Village · Hillingdon · Uxbridge and South Ruislip constituency · 51.60576, -0.47196

UB9 6PS— Harefield Village, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 9/100Low yield 3.48%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
82
Schools
90
Transport
9
Environment
62
Investment
41

The bottom line

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

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

Less suited to Car-free commuters.

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Location

UB9 6PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for UB9 6PS

🛡️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 Safe

“The family fortress”

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How UB9 6PS 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 · 10 min walk

KS2: 102.8

★★

Secondary

Harefield School

Good · Inspected Jun 2021 · 1 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

Low crime

57.5 incidents per 1,000 residents

Better than 56% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences44%
Other19%
Vehicle crime14%
Anti-social behaviour12%
Drug offences5%
Burglary4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hertfordshire Fire & Rescue Service Fire Station · 3.7km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area99.8 m²

EPC breakdown

C
2%
D
12%
E
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 28%Terraced 6%Detached 47%Flat 19%

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£249,500
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)
RoofPitched, 100 mm loft insulation
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

1995–2023 · CAGR

+3.5%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

+17.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 32 sales

Property Type Mix

Total: 32 sales

Detached46.9%
Semi-detached28.1%
Terraced6.3%
Flat/maisonette18.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£60k-20.5%1.6
Post-dot-com plateau2001–2004£228k£245k+7.5%1.7
Pre-crash peak2005–2006£181k£320k+77.3%1.5
GFC & correction2008–2012£362k£178k-50.8%1.2
Help-to-Buy recovery2015–2016£495k£532k+7.5%3
Brexit uncertainty2017–2017£480k£480k+0%1
Pandemic surge2020–2021£210k£615k+192.9%1
Rate-rise correction2022–2023£300k£200k-33.3%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+2.5% alpha

Weakest performer

Semi-detached

+1.4% alpha

Detached+2.5% α
Local
9.8%
District
7.3%
Semi-detached+1.4% α
Local
8.5%
District
7.1%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing14
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

Northwood Underground StationMetropolitan
42 min walk
Moor Park Underground StationMetropolitan
48 min walk
Rickmansworth Underground StationMetropolitan
48 min walk
RickmansworthNational Rail
48 min walk
Northwood Hills Underground StationMetropolitan
55 min walk
No bus stops within 400m

2

Walkability score

6

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park700m
Santander docks (800m)0
Nearest cycle dock18.0 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 waterLOW
Low
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: 23.3 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Harefield Pit SSSI — 1.3 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

7 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalHarefield Hospital · 930 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kings Arms (715 m)

Nearest supermarketTesco · 3.1 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)

1.9km

Post office

Nearby pubs

The Kings Arms715 m
The Harefield801 m

Nearby pharmacies

Malthouse Pharmacy662 m

Nearby health

The Village Dental Practice747 m
Food hygiene (5-star)83% of 6

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ABSOLUTE BUILDING CONTROL LIMITED
ANGLO CARGO EXPRESS LIMITED
ARC PADEL LIMITED
IM. GLASS LIMITED
JC PROPERTY LONDON LTD

+8 more

Investment

Investment grade, yield and market outlook

41

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 score13/100
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

13.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route28,535m
Crossrail 2 route25,035m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,548 nationally

1,584

Est. population

1,693/km²

63%

Employed

27%

Degree educated

£42,100

Median income

4.9%

Claimant rate

SuburbanLow densityMixed

56

Community stability

Age profile

23%
17%
20%
21%
19%
Under 1823%
18–3417%
35–4920%
50–6421%
65+19%

Tenure

33%
31%
26%
Own outright33%
Own (mortgage)31%
Private rent7%
Social rent26%
Shared ownership2%

Ethnicity

78%
White British78%
White Other6%
Asian8%
Black3%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household16%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Social rent26%
Private rent7%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
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)
7
Largest scheme
17 homes · LAND BETWEEN, 32-34, LAND BETWEEN, 32-34, SULLIVAN CRESCENT, UB9 6NL
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, 32-34, LAND BETWEEN, 32-34, SULLIVAN CRESCENT, UB9 6NL17 homes
completed
FORMER GARAGES SITE REAR OF, SULLIVAN CRESCENT, HAREFIELD, UB9 6NL6 homes
completed
LAND FORMING PART OF 54-60, LAND FORMING PART OF 54-60, NORTHWOOD ROAD, HAREFIELD, UB92 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 6PS

Full postcodeUB9 6PS
Postcode districtUB9
BoroughLondon Borough of Hillingdon
WardHarefield Village
Latitude51.605761
Longitude-0.471955
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