Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54191, -0.47372

UB8 2BJ— Hillingdon West, Hillingdon

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

The family fortress

 

Schools 100%Safety 76/100Transport 25/100Yield 3.81%

Best for: Families

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Car-dependent area — limited public transport

Liveability
61
Safety
76
Schools
60
Transport
25
Environment
48
Investment
52

The bottom line

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

The catches: high noise levels nearby and 64 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 2BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB8 2BJ

🛡️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

“The family fortress”

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How UB8 2BJ 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 · 1 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 46 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.9km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area80.6 m²

EPC breakdown

C
4%
D
8%
E
1%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 67%Terraced 33%

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£201,500
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)
RoofPitched, no insulation (assumed)
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

1996–2022 · CAGR

+8.9%

Total change

+821%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.0%

per year

Acceleration

+39.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£126k+111.8%1
Post-dot-com plateau2003–2003£178k£178k+0%1
Pre-crash peak2007–2007£247k£247k+0%1
GFC & correction2008–2011£250k£245k-2%1
Help-to-Buy recovery2013–2015£272k£370k+36%1
Brexit uncertainty2018–2018£383k£383k+0%1
Rate-rise correction2022–2022£548k£548k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
26 min walk
Ickenham Underground StationPiccadilly · Metropolitan
39 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
44 min walk
West Ruislip Underground StationCentral
50 min walk
No bus stops within 400m

40

Walkability score

58

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

13

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)76
Nearest car park135m
Santander docks (800m)0
Nearest cycle dock16.7 km

Nearby car parks

🅿️
Civic Centre Car Park
258m
🅿️
The Chimes Car Park· yes
425m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.4 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

THE CONFEDERATION HILLINGDON CIC OOH

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

3 min walk

5

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)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLidl · 474 m
4 tennis courts1 sports halls

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)

616m

Post office

Nearby shops

Wenzel's603 m
Uxbridge Grocery614 m
Reggies707 m
WHSmith722 m

Nearby cafes

Halo Play Cafe419 m
Caffè Nero488 m
Costa516 m
Chaii Pot530 m

Nearby restaurants

Subway294 m
Nando's380 m
Wagamama398 m
PizzaExpress419 m

Nearby pubs

The Miller Tap332 m
The Three Tuns547 m
The Metropolitan593 m
The Fig Tree611 m

Nearby gyms

PureGym366 m
The Gym448 m
Simply Gym Uxbridge960 m
Brunel University Sports Centre981 m

Nearby pharmacies

Flora Fountain Pharmacy400 m
Brunel Pharmacy966 m

Nearby health

Belmont Medical centre765 m
Feelgood Dental791 m
Food hygiene (5-star)55% of 80

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CLARGO ELECTRICAL SERVICES LTD

Investment

Investment grade, yield and market outlook

52

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

36.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,424m
Crossrail 2 route22,680m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
33
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
15
Local approval rate
67%
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)
91
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)

Former RAF Uxbridge Town Centre Extension (East), Former RAF Uxbridge Town Centre Extension (East), Hillingdon Road, Uxbridge, UB10 0FY249 homes
completed
Former RAF Uxbridge Phase 3C, Former RAF Uxbridge Phase 3C, Hillingdon Road, Uxbridge, UB10 0RY116 homes
completed
THE DICE SITE, ST ANDREWS PARK, Former Raf Uxbridge Town Centre Extension (East/Dice), Hillingdon Road, Uxbridge, UB10 0FD101 homes
completed
Former RAf Uxbridge Phase 2A, Former RAf Uxbridge Phase 2A, Hillingdon Road, Uxbridge, UB10 0FU93 homes
completed
Land off Thompson Road and St Luke's Road, ST ANDREW'S ROAD, UXBRIDGE, UB10 0GJ72 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

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Key facts for UB8 2BJ

Full postcodeUB8 2BJ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.541914
Longitude-0.473720
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