Rigby Lane
Hillingdon, Greater London, England
Reality check: At £1,524,999, this is a premium entry point. Strong 1750% growth over 5 years supports the investment case. Weak family and environment appeal narrows demand.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: 1750% 5-year growth.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Limited connectivity (transport 50, walkability 45). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: 1750% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Out of reach (£1,524,999) or poorly connected (transport 50). Not viable as a first purchase.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
Family score 35 and safety 25. School access or quality combined with safety concerns make this challenging for families.
How Life Works Here
Rigby Lane is located in Hillingdon, near Hayes, Greater London. Crime is a significant concern, with 337 incidents recorded in 12 months — well above the national average. Anti-social behaviour dominates reports. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Public transport is accessible, with rail and bus stops within reach. The nearest is about 323m away. The median property price is £1,524,999, with exceptional growth of 1750% over five years. Based on 6 transactions recorded since 2014. Rented accommodation predominates. There are 8 schools within 2 km, 8 rated Good or Outstanding by Ofsted. Both primary and secondary options are available locally. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. This street may particularly suit property investors. Market indicators suggest an upward trend. Overall, this street scores 43 out of 100 for liveability, in the lower quartile for its district. The low safety score is the dominant factor affecting liveability here.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Other | Leasehold | Market: stable
Based on 6 transactions. Moderate sample — prices may not fully represent current market value.
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Rigby Lane, with detailed information for each.
gyms & sports centres (3)
- Nuffield Health Fitness & Wellbeing 721m · 9 min walk
- Harlington Sports Centre 1065m · 13 min walk
- Botwell Green Sports and Leisure Centre 1507m · 19 min walk
parks & green spaces (5)
- Pinkwell Park 773m · 10 min walk
- Lake Farm Country Park 889m · 11 min walk
- Stockley Country Park 1110m · 14 min walk
- The Park 1250m · 16 min walk
- Hale Field Park 1392m · 17 min walk
schools (5)
- Pinkwell Primary School 906m · 11 min walk
- Lake Farm Park Academy 1190m · 15 min walk
- McMillan Nursery School 1222m · 15 min walk
- Wood End Park Academy 1222m · 15 min walk
- William Byrd Primary Academy 1800m · 22 min walk
Transport Links
Similar Streets
- Hazel Avenue — Hillingdon43
- Cowley Business Park — Hillingdon43
- South Close — Hillingdon43
- South Road — Hillingdon43
- Myrtle Close — Hillingdon44
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: