Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.55016, -0.48094

UB8 1PH— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
59
Safety
59
Schools
60
Transport
31
Environment
43
Investment
46

The bottom line

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

The catches: 69 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB8 1PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+146.0% vs London avg

Deep-dive guides for UB8 1PH

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

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“High-connectivity investment target”

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How UB8 1PH 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 · 6 min walk

KS2: 107.0

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 20 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

159.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 389.1%

+112% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Anti-social behaviour22%
Vehicle crime9%
Drug offences6%
Theft5%
Burglary4%
Robbery1%

Stop & search

3.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.8km

Crime is +146% 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£4,397/m²
Price per ft²£408/ft²
Avg floor area79 m²

EPC breakdown

C
13%
D
16%
E
2%
G
1%

Based on 32 properties · Confidence: high

Street mix

Semi 25%Terraced 2%Detached 10%Flat 58%Other 5%

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£197,500
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 DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.2%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+31.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 57 sales

Property Type Mix

Total: 57 sales

Detached10.5%
Semi-detached26.3%
Terraced1.8%
Flat/maisonette61.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£115k+94.3%2.8
Post-dot-com plateau2001–2004£315k£261k-17.3%2
Pre-crash peak2005–2007£182k£190k+4.4%4.3
GFC & correction2009–2012£190k£191k+0.5%2.3
Help-to-Buy recovery2013–2015£350k£248k-29.1%1.3
Brexit uncertainty2017–2018£480k£305k-36.5%1
Pandemic surge2020–2020£425k£425k+0%1
Rate-rise correction2022–2022£320k£320k+0%3
Current market2024–2024£342k£342k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Semi-detached

-0.2% alpha

Flat/maisonette+0.8% α
Local
6.4%
District
5.6%
Semi-detached-0.2% α
Local
7.5%
District
7.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing23
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
5.4 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
6 min walk
Hillingdon Underground StationNational Rail
27 min walk
Ickenham Underground StationPiccadilly · Metropolitan
37 min walk
West Ruislip Underground StationCentral
46 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
56 min walk
No bus stops within 400m

60

Walkability score

137

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★69 min
Victoria71 min ↑
Waterloo71 min ↑
Canary Wharf79 min ↑
City75 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

20

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)42
Nearest car park174m
Santander docks (800m)0
Nearest cycle dock17.3 km

Nearby car parks

🅿️
The Chimes Car Park· yes
652m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.5 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

4 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 · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

29

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketAldi · 126 m
1 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

350m

Post office

Nearby shops

Belmont Food & Wine301 m
WHSmith352 m
Local Express419 m
Reggies434 m

Nearby cafes

Tea for U303 m
Costa412 m
Harris + Hoole460 m
Popiandy's478 m

Nearby restaurants

Javitri's132 m
Nonna Rosa167 m
Bar Italia180 m
McDonald's203 m

Nearby pubs

The Crown and Treaty226 m
The Good Yarn251 m
Swan and Bottle266 m
Whelans281 m

Nearby gyms

Simply Gym Uxbridge181 m
The Gym626 m
PureGym688 m

Nearby pharmacies

Flora Fountain Pharmacy650 m

Nearby health

Belmont Medical centre296 m
Feelgood Dental319 m
Food hygiene (5-star)59% of 143

Business

Local businesses registered here

Active businesses
97
New (last 12 months)
11
Dissolved (last 12 months)
0
Industry diversity
43
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

7 POUND STORE LTD
9 POUND STORE LTD
ACCOUNTABILITY OUTSOURCED SUPPORT LIMITED
ADVANTAGE PHYSIOTHERAPY LIMITED
ADVISORY PLUS LIMITED

+15 more

Investment

Investment grade, yield and market outlook

46

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

54.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route27,103m
Crossrail 2 route23,549m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,282 nationally

1,960

Est. population

7,615/km²

64%

Employed

50%

Degree educated

£34,200

Median income

4.6%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

21%
26%
24%
17%
13%
Under 1821%
18–3426%
35–4924%
50–6417%
65+13%

Tenure

27%
24%
35%
Own outright27%
Own (mortgage)24%
Private rent35%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

45%
15%
23%
White British45%
White Other15%
Asian23%
Black5%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household33%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent35%
Social rent13%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
57
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
8
Local approval rate
82%
Borough approval rate
84%
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)
209
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
UXBRIDGE COUNTY COURT, 114, UXBRIDGE COUNTY COURT, 114, HIGH STREET, UXBRIDGE, UB885 homes
completed
Fassnidge Memorial Hall, Fassnidge Memorial Hall, High Street, Uxbridge, UB8 1JP80 homes
completed
9 - 15, 9 - 15, HAREFIELD ROAD, UXBRIDGE, UB8 1PH46 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 1PH

Full postcodeUB8 1PH
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.550163
Longitude-0.480944
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