Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54868, -0.47809

UB8 1AD— Uxbridge, Hillingdon

Location and area intelligence for UB8 1AD, Uxbridge, Hillingdon

The practical family move

 

Schools 100%Safety 59/100Transport 35/100Yield 4.10%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
60
Safety
59
Schools
60
Transport
35
Environment
43
Investment
67

The bottom line

UB8 1AD offers exceptional schools (100% Good/Outstanding) at £395,000 median — strong value for Most buyers who can accept its trade-offs.

The catches: 64 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how UB8 1AD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB8 1AD meets your needs.

Location

UB8 1AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-24.0% vs London avg
vs London income-18.6% vs London avg
vs London crime+146.0% vs London avg

Deep-dive guides for UB8 1AD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB8 1AD with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How UB8 1AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hermitage Primary School

Not yet inspected · 4 min walk

KS2: 107.0

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 17 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 56 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

159.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 389.1%

+112% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Anti-social behaviour22%
Vehicle crime9%
Drug offences6%
Theft5%
Burglary4%
Robbery1%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.6km

Crime is +146% above London average

Property

2 Jul

Prices, sales volume and market trends

£395,000

Median sale price

24% below London median

£395,000 is 24% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)12
New build100.0%
Avg flat£395,000
Price per m²£5,913/m²
Price per ft²£549/ft²
Avg floor area66.8 m²

EPC breakdown

B
17%
C
7%

Based on 24 properties · Confidence: medium

Street mix

Flat 92%Other 8%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Stamp duty

Standard buyer£7,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.5×

Price-to-income

£1,976/mo

Est. mortgage

High

Market activity

35d

Days to sell

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2012-2021
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£395k£395k+0%12

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Uxbridge Underground StationPiccadilly line
2.6 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
3 min walk
Hillingdon Underground StationNational Rail
25 min walk
Ickenham Underground StationPiccadilly · Metropolitan
36 min walk
West Ruislip Underground StationCentral
45 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
54 min walk
No bus stops within 400m

59

Walkability score

91

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★64 min
Victoria69 min ↑
Waterloo66 min ↑
Canary Wharf74 min ↑
City70 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

21

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)42
Nearest car park133m
Santander docks (800m)0
Nearest cycle dock17.1 km

Nearby car parks

🅿️
The Chimes Car Park· yes
401m
🅿️
Civic Centre Car Park
712m

Connectivity

Broadband and mobile coverage

92%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed94 Mbps
Median download154 Mbps
Superfast coverage92%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.6 km

Energy

Solar: 860 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield859.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BELMONT MEDICAL CENTRE

53-57 BELMONT ROAD, UB8 1SD

1 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

30

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketAldi · 132 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

223m

Post office

Nearby shops

Belmont Food & Wine44 m
WHSmith230 m
Wenzel's284 m
Reggies342 m

Nearby cafes

Tea for U117 m
Costa298 m
Harris + Hoole302 m
Black Sheep Coffee338 m

Nearby restaurants

Creams44 m
Gooey159 m
Prezzo163 m
Pizza Hut185 m

Nearby pubs

The Good Yarn191 m
Whelans208 m
Queen's Head332 m
The Three Tuns344 m

Nearby gyms

Simply Gym Uxbridge284 m
The Gym431 m
PureGym447 m
Uxbridge Lido775 m

Nearby pharmacies

Flora Fountain Pharmacy431 m

Nearby health

Belmont Medical centre48 m
Feelgood Dental79 m
Food hygiene (5-star)58% of 159

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

STULTZ TECHNOLOGY LTD
YORKSHIRE MEAT EXPORTS LTD

Investment

Investment grade, yield and market outlook

67

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months13

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

100/100

Velocity score

Future outlook

54.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,874m
Crossrail 2 route23,297m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,282 nationally

1,960

Est. population

7,615/km²

64%

Employed

50%

Degree educated

£34,200

Median income

4.6%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

21%
26%
24%
17%
13%
Under 1821%
18–3426%
35–4924%
50–6417%
65+13%

Tenure

27%
24%
35%
Own outright27%
Own (mortgage)24%
Private rent35%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

45%
15%
23%
White British45%
White Other15%
Asian23%
Black5%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household33%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent35%
Social rent13%

vs. London

Income vs London-18.6%
Price vs London-24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
58
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
15
Local approval rate
82%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
86
Largest scheme
160 homes · ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, HIGH STREET, UXBRIDGE, UB8 1LN
Pipeline pressure
NONE

Named schemes (500m)

ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, HIGH STREET, UXBRIDGE, UB8 1LN160 homes
completed
Market Square, Uxbridge, UB8 1NG132 homes
completed
UXBRIDGE COUNTY COURT, 114, UXBRIDGE COUNTY COURT, 114, HIGH STREET, UXBRIDGE, UB885 homes
completed
Fassnidge Memorial Hall, Fassnidge Memorial Hall, High Street, Uxbridge, UB8 1JP80 homes
completed
RANDALLS, Randalls Department Store, 7-9 VINE STREET, UXBRIDGE58 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.0%
Ward turnout
39%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Keith BurrowsConservative
Tony BurlesLabour
Farhad ChoubedarConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£395,000)

£7,250

Standard buyer

£0

First-time buyer

Save £7,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in UB8 1AD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB8 1AD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

What else could £395k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track UB8 1AD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB8 1AD

Full postcodeUB8 1AD
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.548679
Longitude-0.478094
Parliamentary constituencyUxbridge and South Ruislip
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey