Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.55144, -0.48012

UB8 1PJ— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 29/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
59
Safety
59
Schools
60
Transport
29
Environment
45
Investment
48

The bottom line

UB8 1PJ 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 1PJ

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 1PJ

🛡️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 1PJ 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 · 21 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 60 min walk

2 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)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.9km

Crime is +146% 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£3,914/m²
Price per ft²£364/ft²
Avg floor area70.7 m²

EPC breakdown

B
17%
C
15%
D
6%
E
4%

Based on 42 properties · Confidence: high

Street mix

Semi 18%Terraced 10%Detached 2%Flat 71%

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£176,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (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

1997–2025 · CAGR

+4.6%

Total change

+253%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.8%

per year

Acceleration

+145.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 63 sales

Property Type Mix

Total: 63 sales

Detached1.6%
Semi-detached17.5%
Terraced9.5%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£95k£150k+58%1.3
Pre-crash peak2005–2007£240k£648k+169.8%1.3
GFC & correction2008–2011£239k£186k-22.1%6.5
Help-to-Buy recovery2013–2016£250k£116k-53.7%3
Brexit uncertainty2017–2019£370k£245k-33.8%2.7
Pandemic surge2021–2021£102k£102k+0%1
Rate-rise correction2022–2023£212k£265k+24.9%1.5
Current market2024–2025£162k£335k+106.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.6% alpha

Flat/maisonette-2.6% α
Local
-0.6%
District
2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing6
Trend Position10

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
6.8 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
7 min walk
Hillingdon Underground StationNational Rail
26 min walk
Ickenham Underground StationPiccadilly · Metropolitan
36 min walk
West Ruislip Underground StationCentral
45 min walk
Ruislip Underground StationPiccadilly · Metropolitan
58 min walk
No bus stops within 400m

52

Walkability score

94

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

17

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park283m
Santander docks (800m)0
Nearest cycle dock17.3 km

Nearby car parks

🅿️
The Chimes Car Park· yes
737m

Connectivity

Broadband and mobile coverage

100%

Full fibre

32%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed226 Mbps
Median download227 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: 22.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.4 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

5 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketAldi · 233 m
1 tennis courts6 swimming pools

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)

486m

Post office

Nearby shops

Belmont Food & Wine380 m
Local Express434 m
WHSmith489 m
Reggies580 m

Nearby cafes

Tea for U418 m
Costa549 m
Harris + Hoole593 m
Popiandy's622 m

Nearby restaurants

Javitri's279 m
Nonna Rosa317 m
Bar Italia330 m
McDonald's349 m

Nearby pubs

Swan and Bottle317 m
The Crown and Treaty326 m
The Good Yarn393 m
Whelans423 m

Nearby gyms

Simply Gym Uxbridge334 m
The Gym750 m
PureGym785 m

Nearby pharmacies

Flora Fountain Pharmacy763 m

Nearby health

Feelgood Dental372 m
Belmont Medical centre384 m
Food hygiene (5-star)60% of 121

Business

Local businesses registered here

Active businesses
6
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

719 CONSULTANCY LIMITED
CYBERSYSTEMSCERT LTD
HENRY HUTCHIN LIMITED
MCJOY LIMITED
THAMES PROJECT SERVICES LTD

+1 more

Investment

Investment grade, yield and market outlook

48

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 months2

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

17/100

Velocity score

Future outlook

55.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route27,080m
Crossrail 2 route23,564m

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)
55
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
9
Local approval rate
80%
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)
197
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)

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
33-37, 33-37, BELMONT ROAD, Uxbridge, UB8 1QT33 homes
completed
SITE, HERMITAGE SCHOOL NURSERY & LANCASTER CENTRE SITE,, SITE, HERMITAGE SCHOOL NURSERY & LANCASTER CENTRE SITE,, LANCASTER ROAD, UXBRIDGE, UB8 1BF20 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 1PJ

Full postcodeUB8 1PJ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.551439
Longitude-0.480123
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