Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54406, -0.47407

UB8 1LE— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 34/100Transport 33/100Yield 3.81%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
56
Safety
34
Schools
60
Transport
33
Environment
48
Investment
61

The bottom line

UB8 1LE offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 64 min to london bridge — above average for this zone.

Less suited to Families.

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Location

UB8 1LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+384.0% vs London avg

Deep-dive guides for UB8 1LE

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

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Postcode Personality

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“High-connectivity investment target”

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How UB8 1LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Andrew's C of E Primary School

Not yet inspected · Inspected Apr 2025 · 2 min walk

KS2: 105.9

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 10 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

314.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 368.1%

+318% vs borough

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

Crime by type

Other38%
Violence & sexual offences19%
Anti-social behaviour18%
Theft9%
Drug offences5%
Robbery5%
Vehicle crime3%
Burglary3%

Stop & search

6.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.0km

Crime is +384% above London average

Property

Prices, sales volume and market trends

Avg floor area53.3 m²

EPC breakdown

C
2%
D
5%
E
2%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 8%Flat 25%Other 67%

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£133,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2019 · CAGR

+7.8%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

+228.9%

per year

Acceleration

+217.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£120k£120k+0%1
Pre-crash peak2007–2007£171k£171k+0%1
Help-to-Buy recovery2013–2013£190k£190k+0%1
Brexit uncertainty2019–2019£625k£625k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
4.5 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
5 min walk
Hillingdon Underground StationNational Rail
25 min walk
Ickenham Underground StationPiccadilly · Metropolitan
37 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
47 min walk
West Ruislip Underground StationCentral
47 min walk
No bus stops within 400m

50

Walkability score

61

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

14

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)76
Nearest car park188m
Santander docks (800m)0
Nearest cycle dock16.8 km

Nearby car parks

🅿️
The Chimes Car Park· yes
188m
🅿️
Civic Centre Car Park
302m

Connectivity

Broadband and mobile coverage

62%

Full fibre

62%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed315 Mbps
Median download356 Mbps
Superfast coverage62%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 21.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.2 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

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

3 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketLidl · 260 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

457m

Post office

Nearby shops

Wenzel's420 m
Uxbridge Grocery457 m
WHSmith535 m
Belmont Food & Wine542 m

Nearby cafes

Halo Play Cafe210 m
Caffè Nero304 m
Costa312 m
Chaii Pot352 m

Nearby restaurants

Subway79 m
Nando's184 m
Wagamama205 m
PizzaExpress230 m

Nearby pubs

The Miller Tap119 m
The Three Tuns377 m
The Gardeners Arms431 m
The Metropolitan447 m

Nearby gyms

PureGym143 m
The Gym300 m
Simply Gym Uxbridge767 m
Uxbridge Lido898 m

Nearby pharmacies

Flora Fountain Pharmacy223 m
Brunel Pharmacy1.2 km

Nearby health

Belmont Medical centre540 m
Feelgood Dental558 m
Food hygiene (5-star)55% of 112

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FAKHRAALI LTD
ISHAAQ LTD
LONDON EMPIRE HOTEL LTD
LONDON EMPIRE ORGANISATION LTD
SKS FAST FOOD LIMITED

Investment

Investment grade, yield and market outlook

61

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score21/100
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

39.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,494m
Crossrail 2 route22,812m

Demographics

16 Jun

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

5.0%

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)
51
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
18
Local approval rate
68%
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)
129
Largest scheme
249 homes · Former RAF Uxbridge Town Centre Extension (East), Former RAF Uxbridge Town Centre Extension (East), Hillingdon Road, Uxbridge, UB10 0FY
Pipeline pressure
NONE

Named schemes (500m)

Former RAF Uxbridge Town Centre Extension (East), Former RAF Uxbridge Town Centre Extension (East), Hillingdon Road, Uxbridge, UB10 0FY249 homes
completed
Former RAF Uxbridge Phase 3C, Former RAF Uxbridge Phase 3C, Hillingdon Road, Uxbridge, UB10 0RY116 homes
completed
Land off Thompson Road and St Luke's Road, ST ANDREW'S ROAD, UXBRIDGE, UB10 0GJ72 homes
completed
RANDALLS, Randalls Department Store, 7-9 VINE STREET, UXBRIDGE58 homes
completed
THE CHIMES SHOPPING CENTRE, THE CHIMES SHOPPING CENTRE, GEORGE STREET, CHIPPENDALE WAYE, HIGH STREET, UXBRIDGE, UB831 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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Key facts for UB8 1LE

Full postcodeUB8 1LE
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.544058
Longitude-0.474067
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