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Harmondsworth market report UB7, West Drayton
The UB7 (Harmondsworth) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 13,622 registered sales in UB7 (West Drayton) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for UB7 (West Drayton) is £425,000, from 91 registered sales, up 21% on five years earlier; the mean is £416,700, and by floor area homes here have averaged about £5,350 per square metre over the last five years. Behind the figures sit 13,622 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district UB7 covering West Drayton, Harmondsworth, Sipson sits in West Drayton. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where UB7 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
UB7 sold prices: where the market stands
Across 91 registered 2026 sales, the typical (median) UB7 home went for £425,000. The mean is £416,700, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in UB7
The last five years of sales put UB7 at roughly £5,350 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, UB7 sits 49% above the national market.
The price of a typical UB7 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £425,000 | £425,000 | 91 |
| 2025 | £395,000 | £404,446 | 230 |
| 2024 | £405,000 | £430,598 | 265 |
| 2023 | £360,000 | £395,552 | 230 |
| 2022 | £380,500 | £446,180 | 318 |
| 2021 | £350,000 | £443,145 | 380 |
| 2020 | £385,000 | £499,545 | 244 |
| 2019 | £390,000 | £511,197 | 305 |
| 2018 | £372,500 | £496,550 | 339 |
| 2017 | £350,000 | £477,365 | 450 |
| 2016 | £350,000 | £489,653 | 362 |
| 2015 | £305,000 | £430,965 | 467 |
| 2014 | £244,000 | £346,157 | 431 |
| 2013 | £235,000 | £338,142 | 459 |
| 2012 | £219,000 | £322,341 | 342 |
| 2011 | £220,000 | £332,115 | 349 |
| 2010 | £220,000 | £345,017 | 353 |
| 2009 | £194,200 | £312,178 | 275 |
| 2008 | £220,000 | £360,626 | 443 |
| 2007 | £215,000 | £364,700 | 697 |
| 2006 | £200,000 | £347,174 | 540 |
| 2005 | £184,500 | £328,336 | 454 |
| 2004 | £178,500 | £324,191 | 618 |
| 2003 | £165,000 | £303,970 | 586 |
| 2002 | £145,000 | £272,816 | 650 |
| 2001 | £120,000 | £230,694 | 523 |
| 2000 | £106,000 | £208,025 | 653 |
| 1999 | £85,000 | £169,401 | 621 |
| 1998 | £74,100 | £149,576 | 516 |
| 1997 | £67,800 | £139,044 | 600 |
| 1996 | £63,000 | £132,864 | 505 |
| 1995 | £62,000 | £134,778 | 326 |
In cash terms the typical UB7 home went from £62,000 in 1995 to £425,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 215%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2019, and today's median remains roughly 17% under it: a 2019 buyer is still waiting to get that price back in today's money.
Year-on-year change in the UB7 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2015 (+25.0% on the year before); the weakest, 2009 (−11.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +7.6% | +5.1% |
| 5 years (since 2021) | +4.0% | −0.8% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +3.8% | +1.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 42% of the typed total. A detached home currently trades at £600,000 against £262,500 for a flat, 2.3 times the price.
Median by property type, UB7
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £600,000 | 7 | 703 |
| Semi-detached | £497,500 | 28 | 3,947 |
| Terraced | £450,000 | 22 | 3,257 |
| Flats | £262,500 | 34 | 5,715 |
How many homes change hands in UB7
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 173 sales completed in UB7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 590 sales a year before the financial crisis and 227 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What kind of market UB7 is
UB7 is currently the cheapest district of its postcode area by median price, which cuts both ways: the lowest entry price, and the least priced-in expectation.
The rental side of UB7
The local authority for UB7 is Hillingdon, and its ONS average private rent currently stands at £1,557 a month (May 2026 figures). The spread runs from £1,241 a month for a typical one-bed to £2,616 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Set against the £425,000 median sold price, £1,557 a month is £18,684 a year, a gross yield of 4.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about UB7 (Harmondsworth)
Is UB7 (Harmondsworth) a good place to buy a house?
How much did a house sell for in UB7 (Harmondsworth)?
Are property prices falling in UB7 (Harmondsworth)?
What happens to UB7 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 21% over five years in cash but down 4% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in UB7 today
Everything above is what homes in UB7 sold for. The live side of the market holds 14 homes at the moment, listed by 2 agents publishing to HomesIndex, at a typical asking price 29% below the UB7 median sold price.
Of everything listed here, 36% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Swan Road, West Drayton, West Drayton
- Knowles Close, Yiewsley, UB7 8LY, Yiewsley
- Pear Trees, Trout Road, West Drayton, Middlesex, UB7, West Drayton
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every UB7 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in UB
Real sold prices by size across the UB area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £540,000 | £745,000 (+38%) | £965,000 (+30%) | £1,290,000 (+34%) |
| Semi-detached | £363,750 | £495,000 (+36%) | £555,000 (+12%) | £662,500 (+19%) | — |
| Terraced | £380,000 | £465,000 (+22%) | £515,000 (+11%) | £595,000 (+16%) | — |
| Flat | £265,000 | £327,250 (+23%) | £435,000 (+33%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
UB7 ranks 2 of 10 in the UB area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the UB area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside UB7, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB7 0 | £430,000 | 2 |
| UB7 7 | £417,000 | 35 |
| UB7 8 | £433,000 | 26 |
| UB7 9 | £434,000 | 28 |
How UB7 compares nearby
Same city, different markets. The neighbouring districts of the UB area, dearest first:
| District | Median | 5-year |
|---|---|---|
| UB10 | £540,000 | +12% |
| UB1 | £525,000 | +46% |
| UB6 | £520,000 | +4% |
| UB9 | £512,500 | +9% |
| UB8 | £477,500 | +15% |
| UB3 | £458,000 | +10% |
| UB4 | £446,000 | +6% |
| UB2 | £440,000 | +11% |
| UB5 | £425,000 | +4% |
| UB7 (this report) | £425,000 | +21% |
Selling a home in UB7? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in UB7, open the average prices map and zoom from the UB7 shading down to the sold homes on your own street. Every recorded UB7 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim UB7.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about UB7. Free, with a one click sign in.
The live map plots every individual UB7 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.