Living in UB11, Hillingdon
What the open data says about house prices, schools, crime and flood risk around UB11 in Hillingdon. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central UB11 sold at a median of £465,000 across 61 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Hillingdon are down 1.3% on a year ago (UK House Price Index).
- Of the 61 schools within about 3 miles, 81% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of UB11 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Hillingdon pays £2,045 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 241 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 13 October 2026, each from the source named in its section.
House prices
Average price in Hillingdon: £470,875, down 1.3% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in UB11 →
See where UB11 ranks across London →
Council tax at Band D in Hillingdon: £2,045 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare UB11 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for UB11 against any other district, each from the source the section below names.
What actually sold around UB11
61 recorded home sales on the streets around central UB11 in the last 2 years, with a median of £465,000 and a range from £200,000 to £680,000. Mostly terraced houses.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 77 Dickens Avenue, UB8 3DN | Semi-detached | £506,000 | 6 Aug 2026 |
| 46 Denbigh Drive, UB3 1QF | Semi-detached | £450,000 | 5 Aug 2026 |
| 70 Nine Acres Close, UB3 1SW | Flat or maisonette | £270,000 | 28 Jul 2026 |
| 10 Four Seasons Terrace, UB7 9GG | Semi-detached | £565,000 | 25 Jun 2026 |
| 390 Harlington Road, UB8 3HG | Detached | £430,000 | 16 Jun 2026 |
| 48 Nine Acres Close, UB3 1SW | Detached | £570,000 | 4 Jun 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
61 schools within 3 miles , of which 81% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Hillingdon Primary School | Primary | Outstanding | 1.4 mi away | no figure |
| John Locke Academy | Primary | Outstanding | 2.3 mi away | 0.7 mi 2025/26 |
| Wood End Park Academy | Primary | Good | 0.6 mi away | no figure |
| Lake Farm Park Academy | Primary | Good | 0.9 mi away | no figure |
| Pinkwell Primary School | Primary | Good | 1.0 mi away | 0.49 mi 2025/26 |
| Rosedale Primary School | Primary | Good | 1.0 mi away | no figure |
Will an address here get a place? How far Hillingdon schools admitted from, school by school →
35 state primary and 12 state secondary schools within range, plus 5 fee-paying schools.
Private schools
5 fee-paying schools within 3 miles: ACS Hillingdon International School, Eden Park Academy, Lady Nafisa School, St Helen's College, Unique Academy.
All 5 fee-paying schools near UB11, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
1 higher education institution within 3 miles: Brunel University.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 31.6% |
| Associate professional and technical | 16.2% |
| Managers, directors and senior officials | 11.9% |
| Elementary occupations | 11.4% |
| Caring, leisure and other service | 6.8% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
241 crimes recorded within roughly a mile of central UB11 in August 2026, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 5 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Hillingdon's figures.
Buses from the centre of UB11
Best-served stop: Longwalk Road, with 11.1 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of UB11 is Longwalk Road: 11.1 buses an hour on a weekday daytime, 8.0 in the evening and 8.0 on Sunday daytime; first bus 00:12, last 23:59. Routes there: U5, 350, A10. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of UB11. The nearest, Otterfield Medical Centre, has 7,111 registered patients and 1,983 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Otterfield Medical Centre | 1.0 mi | 7,111 | 1,983 |
| Shakespeare Health Centre | 1.0 mi | 6,039 | 1,573 |
| West London Medical Centre | 1.0 mi | 5,020 | 4,183 |
Nearest A&E: Royal Free London NHS Foundation Trust, where 70.3% of type 1 attendances were seen within four hours in July 2026; then Chelsea and Westminster Hospital NHS Foundation Trust at 73.1%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Hillingdon pays £2,045 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for Hillingdon, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,603 | +5.8% |
| 2022-23 | £1,659 | +3.5% |
| 2023-24 | £1,760 | +6.1% |
| 2024-25 | £1,864 | +5.9% |
| 2025-26 | £1,952 | +4.7% |
| 2026-27 | £2,045 | +4.8% |
Exceptional Financial Support. Hillingdon was agreed support by government for 2026-27 (£62.0m). Support is permission to borrow, or to spend capital receipts, on day-to-day services because the council could not otherwise set a balanced budget. Councils in this position tend to cut services and raise council tax by the most the rules allow.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about UB11
What is the average house price in UB11?
The average sold price in Hillingdon is £470,875 as of July 2026, according to the UK House Price Index.
Are house prices rising in UB11?
Prices in Hillingdon are down 1.3% on a year ago (UK House Price Index).
What do houses actually sell for in UB11?
The median of 61 recorded sales around central UB11 in the last 2 years is £465,000, ranging from £200,000 to £680,000 (HM Land Registry Price Paid Data).
Are the schools good in UB11?
61 schools sit within 3 miles of central UB11, and 81% are rated Outstanding or Good by Ofsted.
How much crime is there in UB11?
241 crimes were recorded within roughly a mile of central UB11 in August 2026, most commonly violent crime (Police.uk).
Is UB11 at risk of flooding?
Central UB11 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is UB11 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 81% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £465,000; the area sits in decile 5 of 10 on the Index of Multiple Deprivation; 241 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is UB11 safe?
241 crimes were recorded within roughly a mile of central UB11 in August 2026, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers UB11 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.