Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.55319, -0.47653

UB8 1BJ— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Safety 69/100Transport 27/100Yield 3.81%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
69
Schools
—
Transport
27
Environment
48
Investment
53

The bottom line

UB8 1BJ offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 71 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB8 1BJ 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 1BJ meets your needs.

Location

UB8 1BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+24.0% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for UB8 1BJ

🛡️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 1BJ with:

Postcode Personality

🚇 Well-Connected🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How UB8 1BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Hermitage Primary School

Not yet inspected · 6 min walk

KS2: 107.0

—

Secondary

Vyners School

Not yet inspected · 15 min walk

P8: +0.37A8: 55.0

Childcare

★★

Childcare

McMillan Nursery School

Good · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

99.2 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 397.6%

+32% vs borough

Crime by type

Other29%
Anti-social behaviour23%
Violence & sexual offences22%
Vehicle crime13%
Drug offences6%
Theft4%
Robbery2%
Burglary1%

Stop & search

3.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.9km

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area137.8 m²

EPC breakdown

B
1%
C
1%
D
1%
E
2%

Based on 5 properties · Confidence: low

Street mix

Semi 20%Detached 80%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£344,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2022 · CAGR

+5%

Total change

+191%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.8%

per year

Acceleration

-90.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 5 sales

Property Type Mix

Total: 5 sales

Detached80%
Semi-detached20%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£230k£230k+0%1
Pre-crash peak2005–2005£385k£385k+0%1
Help-to-Buy recovery2013–2013£560k£560k+0%1
Pandemic surge2021–2021£915k£915k+0%1
Rate-rise correction2022–2022£670k£670k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Uxbridge Underground StationPiccadilly line
8.5 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
9 min walk
Hillingdon Underground StationNational Rail
23 min walk
Ickenham Underground StationPiccadilly · Metropolitan
32 min walk
West Ruislip Underground StationCentral
41 min walk
Ruislip Underground StationPiccadilly · Metropolitan
54 min walk
No bus stops within 400m

23

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria ★71 min
Waterloo73 min ↑
Canary Wharf82 min ↑
City76 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park295m
Santander docks (800m)0
Nearest cycle dock17.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 Mbps
Superfast coverage100%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.1 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Swan and Bottle (616 m)

Nearest supermarketSainsbury's · 527 m
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

723m

Post office

Nearby shops

Belmont Food & Wine541 m
Local Express698 m
WHSmith728 m
Wenzel's797 m

Nearby cafes

Tea for U627 m
Costa809 m
Harris + Hoole814 m
Chaii Pot849 m

Nearby restaurants

Creams546 m
Javitri's587 m
Nonna Rosa599 m
Bar Italia609 m

Nearby pubs

Swan and Bottle616 m
The Crown and Treaty641 m
The Good Yarn650 m
Whelans678 m

Nearby gyms

Simply Gym Uxbridge633 m
Uxbridge Lido664 m
PureGym912 m
The Gym941 m

Nearby pharmacies

Flora Fountain Pharmacy927 m

Nearby health

Feelgood Dental497 m
Belmont Medical centre558 m
Food hygiene (5-star)60% of 45

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

KNIGHT PROPERTY ESTATES LTD
MERIT CLEANING SERVICES LIMITED
SUSTAINABLE CONSTRUCTION SOLUTIONS LIMITED

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

39

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,882m
Crossrail 2 route23,434m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,799 nationally

2,057

Est. population

3,139/km²

62%

Employed

49%

Degree educated

£52,100

Median income

3.5%

Claimant rate

Inner cityMedium densityOwner occupiers / families

56

Community stability

Age profile

23%
15%
24%
19%
19%
Under 1823%
18–3415%
35–4924%
50–6419%
65+19%

Tenure

42%
35%
18%
Own outright42%
Own (mortgage)35%
Private rent18%
Social rent5%

Ethnicity

47%
28%
White British47%
White Other9%
Asian28%
Black4%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household14%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent18%
Social rent5%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
23
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
100%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
85 homes · UXBRIDGE COUNTY COURT, 114, UXBRIDGE COUNTY COURT, 114, HIGH STREET, UXBRIDGE, UB8
Pipeline pressure
NONE

Named schemes (500m)

113, 113, Belmont Road, 2-4 Fairfield Road, Uxbridge, UB8 1QW20 homes
completed
Abrook Arms Ph, Abrook Arms Ph, Harefield Road, UXBRIDGE, UB8 1PW18 homes
completed
2, 2, NORFOLK ROAD, UXBRIDGE, UB8 1BL10 homes
completed
35, 35, FAIRFIELD ROAD, UXBRIDGE, UB8 1AZ10 homes
completed
1, 1, FAIRFIELD ROAD, UXBRIDGE, UB8 1AX7 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

Live in UB8 1BJ? 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 1BJ.
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

Similar postcodes

Frequently asked questions

📍 Track UB8 1BJ

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

No spam. Unsubscribe anytime.

Key facts for UB8 1BJ

Full postcodeUB8 1BJ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.553190
Longitude-0.476530
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