Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54131, -0.47638

UB8 2BG— Hillingdon West, Hillingdon

Location and area intelligence for UB8 2BG, Hillingdon West, Hillingdon

The family fortress

 

Schools 100%Safety 76/100Transport 25/100Low yield 3.24%

Best for: Families

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Car-dependent area — limited public transport

Liveability
62
Safety
76
Schools
60
Transport
25
Environment
49
Investment
40

The bottom line

UB8 2BG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £500,000 median — strong value for Families who can accept its trade-offs.

The catch: 64 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 2BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income-18.6% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for UB8 2BG

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How UB8 2BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Andrew's C of E Primary School

Not yet inspected · Inspected Apr 2025 · 2 min walk

KS2: 105.9

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 7 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.0 incidents per 1,000 residents

Better than 56% of London
↑ Rising 331.8%

-23% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour26%
Other22%
Drug offences5%
Vehicle crime5%
Theft4%
Burglary4%
Robbery1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.0km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

+3.0%

This year

Terraced

Dominant type

Price history

5-year change
+2.1%
Sales (24 months)7
New build0.0%
Avg semi-detached£515,000
Avg terraced£500,000
Avg flat£410,000
Price per m²£6,510/m²
Price per ft²£605/ft²
Avg floor area78.4 m²

EPC breakdown

B
1%
C
12%
D
12%
E
2%
F
2%

Based on 29 properties · Confidence: medium

Street mix

Semi 21%Terraced 40%Flat 40%

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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.6×

Price-to-income

£2,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£196,000
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)
RoofPitched, 150 mm loft insulation
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

1995–2026 · CAGR

+5.9%

Total change

+499%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.3%

per year

Acceleration

+30.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached21.6%
Terraced40.5%
Flat/maisonette37.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£80k-7.6%1.2
Post-dot-com plateau2001–2004£86k£133k+54.1%1.5
Pre-crash peak2006–2006£171k£171k+0%2
GFC & correction2009–2012£152k£195k+28%1.8
Help-to-Buy recovery2013–2016£274k£310k+13.3%1.8
Brexit uncertainty2017–2019£375k£345k-8%2
Pandemic surge2020–2021£410k£490k+19.4%1
Current market2024–2026£525k£515k-1.9%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Weakest performer

Terraced

+0.4% alpha

Flat/maisonette+3.1% α
Local
10.1%
District
7%
Terraced+0.4% α
Local
3.5%
District
3.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Uxbridge Underground StationPiccadilly line
7.1 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
7 min walk
Hillingdon Underground StationNational Rail
29 min walk
Ickenham Underground StationPiccadilly · Metropolitan
41 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
44 min walk
West Ruislip Underground StationCentral
52 min walk
No bus stops within 400m

43

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★64 min
Victoria69 min ↑
Waterloo66 min ↑
Canary Wharf74 min ↑
City70 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

14

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)68
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock16.9 km

Nearby car parks

🅿️
Civic Centre Car Park
130m
🅿️
The Chimes Car Park· yes
495m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed471 Mbps
Median download438 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: 21.6 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 43%
More green space than 80% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.5 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

THE CONFEDERATION HILLINGDON CIC OOH

LINK-1A, CIVIC CENTRE, HIGH STREET, UB8 1UW

3 min walk

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

25

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketLidl · 497 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

561m

Post office

Nearby shops

Uxbridge Grocery557 m
Wenzel's575 m
Reggies642 m
WHSmith688 m

Nearby cafes

Halo Play Cafe445 m
Caffè Nero475 m
Chaii Pot504 m
Costa520 m

Nearby restaurants

Subway359 m
Nando's401 m
Wagamama412 m
PizzaExpress425 m

Nearby pubs

The Miller Tap383 m
The Three Tuns511 m
The Metropolitan529 m
The Fig Tree546 m

Nearby gyms

The Gym409 m
PureGym418 m
Simply Gym Uxbridge919 m
Brunel University Sports Centre981 m

Nearby pharmacies

Flora Fountain Pharmacy398 m
Brunel Pharmacy913 m

Nearby health

Belmont Medical centre781 m
Feelgood Dental827 m
Food hygiene (5-star)53% of 139

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

MANOR WAYE MANAGEMENT COMPANY LIMITED
PRIMUM LIMITED
SECRET DESIRES LTD
ZIMAX LTD

Investment

Investment grade, yield and market outlook

40

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
3.2% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

53.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,592m
Crossrail 2 route22,813m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,892 nationally

1,637

Est. population

9,169/km²

67%

Employed

51%

Degree educated

£34,200

Median income

5.8%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

28%
23%
29%
Under 1828%
18–3423%
35–4929%
50–6413%
65+8%

Tenure

13%
34%
30%
18%
Own outright13%
Own (mortgage)34%
Private rent30%
Social rent18%
Shared ownership5%

Ethnicity

31%
16%
34%
White British31%
White Other17%
Asian34%
Black6%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household18%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent30%
Social rent18%

vs. London

Income vs London-18.6%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
50
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
16
Local approval rate
70%
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)
152
Largest scheme
249 homes · Former RAF Uxbridge Town Centre Extension (East), Former RAF Uxbridge Town Centre Extension (East), Hillingdon Road, Uxbridge, UB10 0FY
Pipeline pressure
NONE

Named schemes (500m)

RANDALLS, Randalls Department Store, 7-9 VINE STREET, UXBRIDGE58 homes
completed
271, 271, High Street, Uxbridge, UB8 1LQ31 homes
completed
THE CHIMES SHOPPING CENTRE, THE CHIMES SHOPPING CENTRE, GEORGE STREET, CHIPPENDALE WAYE, HIGH STREET, UXBRIDGE, UB831 homes
completed
VICARAGE, PRECINCT HOUSE, CHURCH COTTAGE, VICARAGE, PRECINCT HOUSE, CHURCH COTTAGE, HILLINGDON ROAD, UB10 0AE10 homes
completed
271, 271, High Street, Uxbridge, UB8 1LQ7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
28.6%
Ward turnout
32%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Adam BennettConservative
Reeta ChamdalConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB8 2BG

Full postcodeUB8 2BG
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.541310
Longitude-0.476379
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