Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54886, -0.47231

UB8 1NU— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 32/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
69
Schools
60
Transport
32
Environment
51
Investment
44

The bottom line

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

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

Less suited to Car-free commuters.

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Location

UB8 1NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment 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 1NU

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How UB8 1NU 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 · 2 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 · 53 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.3km

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£3,898/m²
Price per ft²£362/ft²
Avg floor area58.3 m²

EPC breakdown

C
19%
D
11%
E
1%

Based on 31 properties · Confidence: high

Street mix

Flat 100%

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£145,750
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.8%

per year

Acceleration

+112.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 55 sales

Property Type Mix

Total: 55 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£123k+132.1%3.6
Post-dot-com plateau2001–2004£135k£170k+25.7%2.2
Pre-crash peak2005–2007£160k£177k+10.6%1.5
GFC & correction2008–2011£210k£191k-8.9%2.3
Help-to-Buy recovery2013–2016£176k£265k+50.6%1
Brexit uncertainty2017–2018£338k£250k-25.9%2
Pandemic surge2020–2021£285k£280k-1.8%2.5
Rate-rise correction2022–2023£250k£282k+12.8%1
Current market2024–2025£170k£294k+72.8%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
5.9%
District
5.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
4.9 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
6 min walk
Hillingdon Underground StationNational Rail
21 min walk
Ickenham Underground StationPiccadilly · Metropolitan
32 min walk
West Ruislip Underground StationCentral
42 min walk
Ruislip Underground StationPiccadilly · Metropolitan
54 min walk
No bus stops within 400m

40

Walkability score

26

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

11

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park234m
Santander docks (800m)0
Nearest cycle dock16.7 km

Nearby car parks

🅿️
The Chimes Car Park· yes
399m

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: 21.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 13%
More green space than 86% 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (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

32

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 174 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)

571m

Post office

Nearby shops

Belmont Food & Wine376 m
Wenzel's553 m
WHSmith578 m
Uxbridge Grocery639 m

Nearby cafes

Tea for U474 m
Costa480 m
Halo Play Cafe483 m
Caffè Nero535 m

Nearby restaurants

Creams382 m
McDonald's508 m
Gooey518 m
Nando's520 m

Nearby pubs

The Gardeners Arms146 m
The Miller Tap511 m
The Three Tuns581 m
The Good Yarn582 m

Nearby gyms

Uxbridge Lido408 m
PureGym478 m
The Gym610 m
Simply Gym Uxbridge686 m

Nearby pharmacies

Flora Fountain Pharmacy552 m

Nearby health

Feelgood Dental323 m
Belmont Medical centre398 m
Food hygiene (5-star)57% of 86

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

BUYITBOXIT LIMITED
DILL HOMES LIMITED
LOCATE AND RESOLVE LTD
THE WEDDING BUNCH LTD

Investment

Investment grade, yield and market outlook

44

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,487m
Crossrail 2 route22,951m

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)
24
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
15
Local approval rate
88%
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)
136
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
Land off Thompson Road and St Luke's Road, ST ANDREW'S ROAD, UXBRIDGE, UB10 0GJ72 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

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 1NU

Full postcodeUB8 1NU
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.548855
Longitude-0.472305
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