The bottom line
UB8 2BF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catch: 75 min to canary wharf — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how UB8 2BF scores on each.
Toggle a question above to see how UB8 2BF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for UB8 2BF
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Postcode Personality
How UB8 2BF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Whitehall Junior School
Good · Inspected Jun 2023 · 6 min walk
KS2: 107.0
Secondary
Uxbridge High School
Not yet inspected · Inspected Nov 2024 · 9 min walk
100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km
Childcare
Childcare
McMillan Nursery School
Good · 47 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
117.4 incidents per 1,000 residents
+56% vs borough
Crime by type
Stop & search
2.2
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) · 2.2km
Crime is +81% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 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
EPC breakdown
Based on 21 properties · Confidence: medium
Street mix
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2005–2025 · CAGR
+2.5%
Total change
+63%
Market Activity
Price Velocity & Acceleration
Current Velocity
-9.4%
per year
Acceleration
-87.51
change in velocity
Market State
Downturn
Price Distribution
P25: £350k–£400k · P75: £200k–£250k · 48 sales
Property Type Mix
Total: 48 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Pre-crash peak | 2005–2006 | £317k | £275k | -13.5% | 11 |
| GFC & correction | 2009–2011 | £280k | £283k | +0.9% | 2 |
| Help-to-Buy recovery | 2013–2016 | £238k | £420k | +76.8% | 2 |
| Brexit uncertainty | 2017–2018 | £320k | £420k | +31.2% | 2.5 |
| Pandemic surge | 2020–2021 | £525k | £295k | -43.8% | 1 |
| Rate-rise correction | 2022–2023 | £320k | £570k | +78.1% | 1.5 |
| Current market | 2025–2025 | £517k | £517k | +0% | 2 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+-1.7% alpha
Weakest performer
Flat/maisonette
-1.9% alpha
CAGR over 20yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
30
Walkability score
33
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
11
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
13%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Fray's Farm Meadows SSSI — 3.1 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
HILLINGDON CNWL PRESCRIBERS
BEAUFORT HOUSE, CRICKET FIELD ROAD, UB8 1QG
12 min walk
4
GPs within 1km
0
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
33
Parks (1km)
1
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
3
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Loft (438 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
828m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+2 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
42
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
26.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 12,875 nationally
2,300
Est. population
4,967/km²
42%
Employed
40%
Degree educated
£34,700
Median income
6.0%
Claimant rate
42
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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