Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.55680, -0.47117

UB8 1PF— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Safety 69/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
69
Schools
—
Transport
20
Environment
68
Investment
41

The bottom line

UB8 1PF 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.

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Location

UB8 1PF

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 1PF

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How UB8 1PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Hermitage Primary School

Not yet inspected · 11 min walk

KS2: 107.0

—

Secondary

Vyners School

Not yet inspected · 8 min walk

P8: +0.37A8: 55.0

Childcare

★★

Childcare

McMillan Nursery School

Good · 62 min walk

1 primaries · 1 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) · 3.1km

Crime is +53% above London average

Property

1 May

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£4,658/m²
Price per ft²£433/ft²
Avg floor area178.2 m²

EPC breakdown

C
5%

Based on 5 properties · Confidence: low

Street mix

Detached 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£445,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
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

1999–2024 · CAGR

+3%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.6%

per year

Acceleration

-115.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£397k£375k-5.5%3.5
Post-dot-com plateau2002–2002£455k£455k+0%1
Pre-crash peak2007–2007£575k£575k+0%1
Rate-rise correction2023–2023£1.10m£1.10m+0%1
Current market2024–2024£830k£830k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
14.3 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
15 min walk
Hillingdon Underground StationNational Rail
19 min walk
Ickenham Underground StationPiccadilly · Metropolitan
26 min walk
West Ruislip Underground StationCentral
34 min walk
Ruislip Underground StationPiccadilly · Metropolitan
47 min walk
No bus stops within 400m

11

Walkability score

25

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park494m
Santander docks (800m)0
Nearest cycle dock16.8 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.5 km away✗ Not Green Belt✗ Not AONB87% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 0.8 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

13 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gardeners Arms (1.0 km)

No restaurants within 800m — nearest: Creams (1.0 km)

Nearest supermarketSainsbury's · 947 m
4 tennis courts2 swimming pools1 sports halls

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)

1.2km

Post office

Nearby shops

Belmont Food & Wine1.0 km

Nearby restaurants

Creams1.0 km

Nearby pubs

The Gardeners Arms1.0 km

Nearby gyms

Uxbridge Lido686 m

Nearby health

Feelgood Dental983 m
Belmont Medical centre1.1 km
Food hygiene (5-star)71% of 7

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BASTI CAPITAL LTD
INNOVATION AND GROWTH PARTNERS LTD

Investment

Investment grade, yield and market outlook

41

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 score17/100
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

4/100

Velocity score

Future outlook

45.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,620m
Crossrail 2 route23,290m

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)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
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)
5
Largest scheme
18 homes · Abrook Arms Ph, Abrook Arms Ph, Harefield Road, UXBRIDGE, UB8 1PW
Pipeline pressure
NONE

Named schemes (500m)

178 HAREFIELD ROAD, 178, Harefield Road, UXBRIDGE, UB8 1PP7 homes
completed
200 HAREFIELD ROAD, 200, Harefield Road, Uxbridge, UB8 1PS6 homes
completed
253A, 253A, Park Road, Uxbridge, UB8 1NT6 homes
completed
1-3, 1-3, THE DRIVE, ICKENHAM, UB10 8AF2 homes
completed
186, 186, Harefield Road, Uxbridge, UB8 1PS2 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 1PF

Full postcodeUB8 1PF
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.556798
Longitude-0.471174
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