Royal Lane
Hillingdon, Greater London, England
Reality check: At £425,000, this is a premium entry point. Strong 24% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 90), 24% 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 40, walkability 60). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 90), 24% 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 (£425,000) or poorly connected (transport 40). 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.
How Life Works Here
Royal Lane is located in Hillingdon, Greater London. Crime is a significant concern, with 324 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. The nearest transport stop is 279m away (bus). Rail links may require a connecting journey. The median property price is £425,000, with strong growth of 24% over five years. Based on 48 transactions recorded since 2014. The market is highly active with frequent sales. The local area has a moderate population, with a high proportion of rented accommodation, with larger households suggesting families. There are 11 schools within 2 km, 9 rated Good or Outstanding by Ofsted. 3 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 85m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. This street may particularly suit property investors. Overall, this street scores 46 out of 100 for liveability, slightly below the district average. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
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
Semi-Detached | Freehold | Market: hot
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 Royal Lane, with detailed information for each.
gyms & sports centres (2)
- Brunel University Sports Park 299m · 4 min walk
- Brunel University Sports Centre 647m · 8 min walk
hospitals (3)
- Hillingdon Hospital 820m · 10 min walk
- Laurel Lodge Clinic 1099m · 14 min walk
- Uxbridge Health Centre 1805m · 23 min walk
parks & green spaces (2)
- Coney Green 192m · 2 min walk
- The Grove Nature Reserve 323m · 4 min walk
schools (5)
- Bishopshalt School 85m · 1 min walk
- Pield Heath House RC School 662m · 8 min walk
- Hillingdon Primary School 672m · 8 min walk
- Colham Manor Primary School 1132m · 14 min walk
- Moorcroft School 1261m · 16 min walk
Transport Links
Similar Streets
- Acer Avenue — Hillingdon46
- Westlake Close — Hillingdon46
- The Chantry — Hillingdon46
- Hall Drive — Hillingdon47
- Wilmar Close — Hillingdon48
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: