ICKENHAM

Ickenham Property Area Guide

Ickenham is a charming and sought-after village located in the London Borough of Hillingdon, Northwest London. Known for its peaceful, suburban setting, excellent schools, and strong community spirit, Ickenham offers a tranquil lifestyle while still being well-connected to Central London. The area is popular with families, retirees, and professionals seeking a quieter way of life without sacrificing access to amenities and transport links.

Key Highlights

• Transport Links: Ickenham benefits from excellent transport connections, making it a convenient base for commuters. Ickenham Station is on both the Metropolitan and Piccadilly lines, providing easy access to Central London, with key destinations like Baker Street, King's Cross, and Oxford Circus accessible within 40 minutes.

West Ruislip Station, located nearby, offers overground services via Chiltern Railways to Oxford and Birmingham, providing alternative commuting options.

The area is also close to major roads, including the A40, M40, and M25, providing fast routes to Heathrow Airport (just 20 minutes away) and the wider motorway network. Local bus routes also connect Ickenham to nearby towns such as Ruislip, Uxbridge, and Hillingdon.

• Property Types: Ickenham has a wide variety of housing options, appealing to a broad spectrum of buyers, from first-time buyers to families seeking larger homes.
  • 1930s Detached and Semi-Detached Homes: Ickenham is known for its spacious, detached, and semi-detached homes, many of which were built in the 1930s. These homes typically feature generous gardens, period architecture, and off-street parking, making them ideal for families.
  • Period Cottages: In the village center, you’ll find charming period cottages and homes that add to the area’s village-like appeal. These properties are full of character and are highly sought after.
  • New Build Developments: Ickenham has seen some new residential developments in recent years, providing modern apartments and townhouses. These properties tend to attract professionals and investors looking for contemporary, low-maintenance living.
  • Luxury Homes: North Ickenham and surrounding areas feature large, luxury detached homes, often set on quiet, leafy streets with expansive gardens. These high-end properties cater to buyers seeking privacy and space in a prestigious neighbourhood.
• Schools and Education: Ickenham is particularly attractive to families due to its strong educational offerings. The area is home to several well-regarded primary and secondary schools, many of which have been rated “Outstanding” by Ofsted.
  • Primary Schools: Breakspear Primary School and Glebe Primary School are both popular options with local families.
  • Secondary Schools: Vyners School, a highly regarded secondary school in the area, is known for its strong academic performance and excellent facilities.

For private education, nearby options include St Helen’s School and Northwood College for girls, both located in Northwood, and ACS Hillingdon International School for international curriculums.

• Green Spaces and Parks: Ickenham is surrounded by beautiful green spaces, offering residents plenty of opportunities for outdoor recreation and relaxation. Swakeleys Park is a local gem, with wide open spaces, walking trails, and a picturesque lake. Ickenham Green, located in the heart of the village, is another popular spot for families and outdoor enthusiasts.

Ruislip Woods National Nature Reserve and Ruislip Lido are nearby, offering extensive woodland walks, a reservoir, and a beach area for family outings. These natural areas provide a peaceful retreat for those who enjoy spending time outdoors.

Hillingdon Court Park and Colne Valley Regional Park are also within a short drive, offering additional options for walking, cycling, and wildlife watching.

• Shopping and Amenities: Ickenham retains a village feel with a range of local amenities and independent businesses. The Ickenham Village shopping parade offers a selection of shops, cafes, restaurants, and essential services. You’ll find a mix of traditional pubs, including the popular Coach & Horses and The Tichenham Inn, adding to the area’s community-focused vibe.

For more extensive shopping, the larger towns of Uxbridge and Ruislip are only a short drive or train ride away. Uxbridge features two large shopping centres, The Pavilions and The Chimes, where high street brands, independent boutiques, and a variety of restaurants can be found.

• Leisure and Recreation: Ickenham offers plenty of leisure and recreational activities. The village has several sports clubs, including cricket, tennis, and football clubs, providing opportunities for both children and adults to get involved in local activities. The nearby Hillingdon Sports and Leisure Complex offers a gym, swimming pools, and fitness classes.

For golf enthusiasts, Uxbridge Golf Club and Ruislip Golf Club are both nearby. The Compass Theatre, located just a short distance away in Ickenham, is a popular venue for local arts and culture, hosting performances, community events, and film screenings.

• Community and Village Feel: One of Ickenham’s defining characteristics is its strong community spirit. The area maintains a village-like atmosphere despite its proximity to London. Local events such as the annual Ickenham Festival bring residents together, and the village has several long-standing community groups and organizations.

The area is popular with families who value the friendly, tight-knit community and excellent quality of life. There’s also a range of activities for children, including scouts, local football leagues, and youth programs.

Property Market Overview

• Average Property Prices: Ickenham is one of the more affluent areas within Hillingdon, and as such, property prices reflect the desirability of the area. The average property price in Ickenham as of 2024 is around £675,000, with detached homes often exceeding £1 million.
  • One-bedroom flats: £325,000–£400,000
  • Two-bedroom flats: £450,000–£550,000
  • Semi-detached houses: £600,000–£800,000
  • Detached houses: £800,000–£1.5 million

Despite its higher price bracket, Ickenham offers excellent value for money given the quality of life, transport links, and property sizes. It remains a popular choice for families and professionals seeking a blend of suburban living with easy access to Central London.

Popular Areas in Ickenham

• Ickenham Village: The heart of the area, with a variety of period cottages and homes along with easy access to shops, cafes, and transport links. The village centre retains its traditional charm, making it a desirable spot for families and retirees.
• North Ickenham: Known for its larger detached homes, leafy streets, and peaceful surroundings, North Ickenham is particularly popular with families and those seeking more space and privacy. Many properties here are set on large plots with expansive gardens.
• Swakeleys Drive: This exclusive area features some of the most desirable homes in Ickenham, including large, detached properties with period features. The proximity to Swakeleys Park adds to the area’s appeal.
• Glebe Avenue: A family-friendly street offering a mix of 1930s semi-detached homes, Glebe Avenue is close to local schools and transport links, making it a convenient and popular location.

Investment Potential

Ickenham’s property market remains strong, with consistent demand due to its excellent schools, transport links, and community feel. Property values have continued to rise steadily, making it a solid investment for buyers. Rental demand is also stable, particularly for family homes and apartments near transport links.

With its balance of high-quality homes, village atmosphere, and accessibility to central London, Ickenham is likely to see continued growth in both property values and rental yields, making it an attractive option for both homeowners and investors.

Conclusion

Ickenham is a highly desirable suburban village offering an exceptional quality of life. With its excellent schools, abundance of green spaces, strong community spirit, and convenient transport links to London, it’s no surprise that the area is popular with families, professionals, and retirees alike. Whether you’re looking for a spacious family home, a period cottage, or a modern flat, Ickenham provides a unique mix of village charm and urban convenience.