Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54728, -0.47736

UB8 1EZ— Uxbridge, Hillingdon

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

The practical family move

 

Schools 100%Safety 69/100Transport 40/100Yield 3.52%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
69
Schools
60
Transport
40
Environment
45
Investment
59

Location

UB8 1EZ

Key facts for UB8 1EZ

Full postcodeUB8 1EZ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.547275
Longitude-0.477363
Parliamentary constituencyUxbridge and South Ruislip
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
ExcellentNeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+152.0% vs London avg

Deep-dive guides for UB8 1EZ

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

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“The practical family move”

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How UB8 1EZ 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 · 15 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 54 min walk

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

Safety

11 Jun

Crime rates and local incidents

VERY HIGH CRIME

163.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 117.4%

+1451% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour17%
Theft9%
Drug offences5%
Robbery4%
Vehicle crime4%
Burglary3%

Stop & search

6.8

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)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.4km

Crime is +152% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

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

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

Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

🚇
Uxbridge Underground StationPiccadilly · Metropolitan
1 min walk
🚂
Hillingdon Underground StationNational Rail
25 min walk
🚇
Ickenham Underground StationPiccadilly · Metropolitan
37 min walk
🚇
West Ruislip Underground StationCentral
46 min walk
🟣
West Drayton Rail StationElizabeth line · Great Western Railway
52 min walk
🚌No bus stops within 400m

72

Walkability score

111

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria77 min ↑
Waterloo ★67 min
Canary Wharf75 min ↑
City73 min ↑

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

Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)42
Nearest car park146m
Santander docks (800m)0
Nearest cycle dock17.1 km

Nearby car parks

🅿️
The Chimes Car Park· yes
246m
🅿️
Civic Centre Car Park
554m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 60% 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 AONB6% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.8 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

2 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.6 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)

7

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketLidl · 175 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

186m

Post office

Nearby shops

Belmont Food & Wine125 m
Wenzel's167 m
WHSmith192 m
Uxbridge Grocery252 m

Nearby cafes

Tea for U120 m
Costa149 m
Chaii Pot196 m
Harris + Hoole200 m

Nearby restaurants

Creams122 m
Pizza Hut146 m
Gooey149 m
Prezzo159 m

Nearby pubs

The Three Tuns211 m
Whelans229 m
The Good Yarn233 m
Queen's Head235 m

Nearby gyms

The Gym282 m
PureGym284 m
Simply Gym Uxbridge372 m
Uxbridge Lido797 m

Nearby pharmacies

Flora Fountain Pharmacy270 m

Nearby health

Belmont Medical centre117 m
Feelgood Dental165 m
Food hygiene (5-star)57% of 157

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BL BOTTLING HOLDINGS UK LIMITED
BOTTLING GREAT BRITAIN LIMITED
BOTTLING HOLDINGS EUROPE LIMITED
CCEP FINANCE (AUSTRALIA) LIMITED
CCEP GROUP SERVICES LIMITED

+11 more

Investment

Investment grade, yield and market outlook

59

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
3.52% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

46.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,792m
Crossrail 2 route23,180m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,613 nationally

1,399

Est. population

6,048/km²

66%

Employed

50%

Degree educated

£34,200

Median income

5.4%

Claimant rate

Inner cityMedium densityRenters

26

Community stability

Age profile

22%
34%
26%
Under 1822%
18–3434%
35–4926%
50–6412%
65+6%

Tenure

15%
48%
19%
Own outright10%
Own (mortgage)16%
Private rent49%
Social rent19%
Shared ownership7%

Ethnicity

33%
19%
24%
White British33%
White Other19%
Asian24%
Black8%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household41%
Unemployed7%
No qualifications11%

Housing tenure (Census 2021)

Private rent49%
Social rent19%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
59
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
16
Local approval rate
100%
Borough approval rate
91%
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)
158
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
RANDALLS, Randalls Department Store, 7-9 VINE STREET, UXBRIDGE58 homes
completed
NORWICH UNION HOUSE, 1-3, NORWICH UNION HOUSE, 1-3, BAKER ROAD, UXBRIDGE, UB8 1RG37 homes
completed
33-37, 33-37, BELMONT ROAD, Uxbridge, UB8 1QT33 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

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The bottom line

UB8 1EZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 67 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp12 Jun
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime11 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking12 Jun
schools12 Jun
streets18 Apr
planning1 Jun
amenities12 Jun
broadband18 Apr
buildings18 Apr
bus stops12 Jun
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles12 Jun
air quality11 Jun
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene13 Jun
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail13 Jun
rental market12 Jun
claimant count12 Jun
water provider9 Jun
companies house12 Jun
housing pipeline18 Apr
population density18 Apr

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