Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54974, -0.47141

UB8 1NP— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Safety 73/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
73
Schools
—
Transport
30
Environment
52
Investment
43

The bottom line

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

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

Less suited to Car-free commuters.

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Location

UB8 1NP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for UB8 1NP

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

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Postcode Personality

🚇 Well-Connected🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How UB8 1NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Hermitage Primary School

Not yet inspected · 2 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 · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 500.0%

-1% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other21%
Drug offences14%
Vehicle crime12%
Theft1%
Robbery1%
Burglary1%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

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

Crime is +14% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB8 district median

£425,000

Based on 168 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,459/m²
Price per ft²£321/ft²
Avg floor area100.3 m²

EPC breakdown

C
3%
D
5%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 23%Detached 50%Flat 23%Other 4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£250,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+249%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.2%

per year

Acceleration

-26.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Detached52%
Semi-detached24%
Flat/maisonette24%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£96k£166k+72.4%2.5
Post-dot-com plateau2001–2004£280k£395k+41.1%1.3
Pre-crash peak2005–2005£390k£390k+0%4
GFC & correction2011–2011£500k£500k+0%1
Help-to-Buy recovery2014–2014£550k£550k+0%1
Brexit uncertainty2019–2019£755k£755k+0%1
Pandemic surge2020–2020£800k£800k+0%1
Rate-rise correction2023–2023£635k£635k+0%2
Current market2025–2025£336k£336k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.3% alpha

Detached+0.3% α
Local
10.9%
District
10.6%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
6.2 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
7 min walk
Hillingdon Underground StationNational Rail
19 min walk
Ickenham Underground StationPiccadilly · Metropolitan
30 min walk
West Ruislip Underground StationCentral
40 min walk
Ruislip Underground StationPiccadilly · Metropolitan
52 min walk
No bus stops within 400m

30

Walkability score

13

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

12

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park223m
Santander docks (800m)0
Nearest cycle dock16.7 km

Nearby car parks

🅿️
The Chimes Car Park· yes
515m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.4 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

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

CENTRAL UXBRIDGE SURGERY

GEORGE STREET, UB8 1UB

6 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 267 m
4 tennis courts2 swimming pools1 sports halls

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)

667m

Post office

Nearby shops

Belmont Food & Wine460 m
Wenzel's660 m
WHSmith674 m
Uxbridge Grocery746 m

Nearby cafes

Tea for U565 m
Costa594 m
Halo Play Cafe600 m
Caffè Nero649 m

Nearby restaurants

Creams467 m
Gooey611 m
Prezzo618 m
McDonald's622 m

Nearby pubs

The Gardeners Arms237 m
The Miller Tap627 m
The Good Yarn667 m
Whelans679 m

Nearby gyms

Uxbridge Lido302 m
PureGym594 m
The Gym725 m
Simply Gym Uxbridge756 m

Nearby pharmacies

Flora Fountain Pharmacy668 m

Nearby health

Feelgood Dental401 m
Belmont Medical centre483 m
Food hygiene (5-star)61% of 54

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

171-177 PARK ROAD UXBRIDGE LIMITED
BOMBAY TIIMES LTD
SPRINGBOARD WEST LIMITED

Investment

Investment grade, yield and market outlook

43

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

41.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,448m
Crossrail 2 route22,941m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,141 nationally

1,452

Est. population

6,771/km²

63%

Employed

46%

Degree educated

£34,200

Median income

4.2%

Claimant rate

Inner cityMedium densityEstablished mixed

42

Community stability

Age profile

27%
19%
25%
17%
Under 1827%
18–3419%
35–4925%
50–6417%
65+12%

Tenure

17%
29%
28%
25%
Own outright17%
Own (mortgage)29%
Private rent28%
Social rent25%
Shared ownership0%
Rent free0%

Ethnicity

43%
26%
White British43%
White Other12%
Asian26%
Black8%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household24%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent28%
Social rent26%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
12
Local approval rate
83%
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)
97
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 RFF Uxbridge Phase 6, Former RFF Uxbridge Phase 6, Hillingdon Road, Uxbridge, UB8 1NH132 homes
completed
COAXDEN Old Persons Home, COAXDEN Old Persons Home, PARK ROAD, UB838 homes
completed
113, 113, Belmont Road, 2-4 Fairfield Road, Uxbridge, UB8 1QW20 homes
completed
BROOKFIELD, BROOKFIELD, PARK ROAD, UB816 homes
completed
2, 2, NORFOLK ROAD, UXBRIDGE, UB8 1BL10 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 1NP

Full postcodeUB8 1NP
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.549743
Longitude-0.471410
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