Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.55256, -0.47794

UB8 1PL— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 28/100Yield 3.81%⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
58
Safety
59
Schools
60
Transport
28
Environment
46
Investment
57

The bottom line

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

The catches: 73 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB8 1PL

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 1PL

🛡️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 1PL 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 · 22 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 · 60 min walk

1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area81.5 m²

EPC breakdown

C
6%
D
18%
E
4%

Based on 28 properties · Confidence: medium

Street mix

Semi 14%Terraced 12%Detached 2%Flat 72%

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

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£203,750
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 DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.1%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.3%

per year

Acceleration

+67.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 63 sales

Property Type Mix

Total: 63 sales

Detached1.6%
Semi-detached12.7%
Terraced12.7%
Flat/maisonette73%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£122k+73.6%4.8
Post-dot-com plateau2001–2004£175k£181k+3.6%2.8
Pre-crash peak2006–2007£222k£231k+3.8%4
GFC & correction2008–2011£218k£274k+25.7%2.3
Help-to-Buy recovery2014–2016£346k£288k-17%2
Brexit uncertainty2018–2019£340k£850k+150%2
Pandemic surge2020–2021£350k£416k+18.9%2.5
Rate-rise correction2022–2023£314k£450k+43.3%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Terraced

-1.3% alpha

Flat/maisonette-0.2% α
Local
6.2%
District
6.4%
Semi-detached-1.3% α
Local
3.1%
District
4.4%
Terraced-1.3% α
Local
4.6%
District
5.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
7.7 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
8 min walk
Hillingdon Underground StationNational Rail
24 min walk
Ickenham Underground StationPiccadilly · Metropolitan
34 min walk
West Ruislip Underground StationCentral
42 min walk
Ruislip Underground StationPiccadilly · Metropolitan
55 min walk
No bus stops within 400m

38

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★73 min
Victoria75 min ↑
Waterloo75 min ↑
Canary Wharf83 min ↑
City79 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

18

Car parks (800m)

0

EV chargers (800m)

Nearest car park242m
Santander docks (800m)0
Nearest cycle dock17.2 km

Nearby car parks

🅿️
The Chimes Car Park· yes
795m

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 waterLOW
Low
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: 21.9 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 1.2 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

6 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Swan and Bottle (499 m)

Nearest supermarketAldi · 375 m
1 tennis courts6 swimming pools

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)

628m

Post office

Nearby shops

Belmont Food & Wine465 m
Local Express589 m
WHSmith632 m
Wenzel's712 m

Nearby cafes

Tea for U539 m
Costa691 m
Harris + Hoole725 m
Black Sheep Coffee767 m

Nearby restaurants

Creams469 m
Javitri's470 m
Nonna Rosa489 m
Bar Italia500 m

Nearby pubs

Swan and Bottle499 m
The Crown and Treaty521 m
The Good Yarn548 m
Whelans577 m

Nearby gyms

Simply Gym Uxbridge518 m
Uxbridge Lido737 m
PureGym857 m
The Gym863 m

Nearby pharmacies

Flora Fountain Pharmacy859 m

Nearby health

Feelgood Dental431 m
Belmont Medical centre479 m
Food hygiene (5-star)62% of 81

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

A

High street health

Registered businesses

LONDON RIDES LTD
LONDON SCREWBASE LIMITED
NUBLAR LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

36

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,961m
Crossrail 2 route23,488m

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)
36
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
13
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
57
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)

9 - 15, 9 - 15, HAREFIELD ROAD, UXBRIDGE, UB8 1PH46 homes
completed
113, 113, Belmont Road, 2-4 Fairfield Road, Uxbridge, UB8 1QW20 homes
completed
SITE, HERMITAGE SCHOOL NURSERY & LANCASTER CENTRE SITE,, SITE, HERMITAGE SCHOOL NURSERY & LANCASTER CENTRE SITE,, LANCASTER ROAD, UXBRIDGE, UB8 1BF20 homes
completed
Abrook Arms Ph, Abrook Arms Ph, Harefield Road, UXBRIDGE, UB8 1PW18 homes
completed
51 BELMONT ROAD, 51, UXBRIDGE, Uxbridge, UB8 1RZ16 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 1PL

Full postcodeUB8 1PL
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.552561
Longitude-0.477936
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
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