Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.54380, -0.48020

UB8 2DJ— Hillingdon West, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 34/100Transport 33/100Yield 3.81%

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
52
Safety
34
Schools
90
Transport
33
Environment
46
Investment
58

The bottom line

UB8 2DJ offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers 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 Families.

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Location

UB8 2DJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+391.0% vs London avg

Deep-dive guides for UB8 2DJ

🛡️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 2DJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Whitehall Junior School

Good · Inspected Jun 2023 · 6 min walk

KS2: 107.0

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 11 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 · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

319.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 334.4%

+324% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other40%
Violence & sexual offences21%
Anti-social behaviour13%
Drug offences7%
Theft6%
Robbery5%
Vehicle crime5%
Burglary4%

Stop & search

11.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.4km

Crime is +391% above London average

Property

Prices, sales volume and market trends

Avg floor area55.5 m²

EPC breakdown

C
15%
D
17%
E
4%

Based on 36 properties · Confidence: high

Street mix

Semi 2%Flat 98%

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£138,750
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 CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+3.5%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.2%

per year

Acceleration

-66.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached2.4%
Flat/maisonette97.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£63k£95k+50.8%3.3
Post-dot-com plateau2001–2004£122k£220k+80%1.5
Pre-crash peak2005–2007£161k£222k+37.6%1.3
GFC & correction2010–2012£235k£202k-14%1.7
Help-to-Buy recovery2013–2014£193k£215k+11.7%2.5
Brexit uncertainty2017–2019£236k£325k+37.7%1.3
Pandemic surge2020–2021£283k£275k-2.7%2.5
Rate-rise correction2022–2023£315k£151k-52.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.5% alpha

Flat/maisonette-4.5% α
Local
1.3%
District
5.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
4.1 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
4 min walk
Hillingdon Underground StationNational Rail
30 min walk
Ickenham Underground StationPiccadilly · Metropolitan
41 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
47 min walk
West Ruislip Underground StationCentral
51 min walk
No bus stops within 400m

56

Walkability score

120

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

16

Car parks (800m)

11

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)42
Nearest car park68m
Santander docks (800m)0
Nearest cycle dock17.2 km

Nearby car parks

🅿️
Civic Centre Car Park
257m
🅿️
The Chimes Car Park· yes
421m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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: 21.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 2.2 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

HILLINGDON CNWL PRESCRIBERS

BEAUFORT HOUSE, CRICKET FIELD ROAD, UB8 1QG

2 min walk

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

30

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketLidl · 333 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

225m

Post office

Nearby shops

Uxbridge Grocery218 m
Wenzel's279 m
Reggies282 m
WHSmith361 m

Nearby cafes

Ottimmo Bao Bao Café177 m
Black Sheep Coffee227 m
Popiandy's238 m
Chaii Pot239 m

Nearby restaurants

Bento Boys139 m
Raj Restaurant162 m
Roosters Piri Piri172 m
KOKORO222 m

Nearby pubs

The Metropolitan186 m
The Fig Tree197 m
The Three Tuns224 m
Queen's Head239 m

Nearby gyms

The Gym177 m
PureGym358 m
Simply Gym Uxbridge566 m

Nearby pharmacies

Flora Fountain Pharmacy251 m

Nearby health

Belmont Medical centre520 m
Feelgood Dental594 m
Food hygiene (5-star)56% of 171

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

FCK DESIGN LTD
LEADCOOLER LTD
YOHANNES PROPERTY GROUP LTD

Investment

Investment grade, yield and market outlook

58

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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

28.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,906m
Crossrail 2 route23,176m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,904 nationally

2,056

Est. population

5,385/km²

57%

Employed

42%

Degree educated

£34,700

Median income

9.2%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

32

Community stability

Age profile

22%
29%
22%
14%
Under 1822%
18–3430%
35–4922%
50–6414%
65+13%

Tenure

14%
35%
37%
Own outright10%
Own (mortgage)14%
Private rent35%
Social rent37%
Shared ownership3%
Rent free1%

Ethnicity

34%
23%
20%
White British34%
White Other23%
Asian20%
Black9%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household57%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent37%
Private rent35%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
57
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
13
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)
109
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)

ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, HIGH STREET, UXBRIDGE, UB8 1LN160 homes
completed
Market Square, Uxbridge, UB8 1NG132 homes
completed
RANDALLS, Randalls Department Store, 7-9 VINE STREET, UXBRIDGE58 homes
completed
NORWICH UNION HOUSE, 1-3, NORWICH UNION HOUSE, 1-3, BAKER ROAD, UXBRIDGE, UB8 1RG37 homes
completed
33-37, 33-37, BELMONT ROAD, Uxbridge, UB8 1QT33 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 2DJ

Full postcodeUB8 2DJ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.543796
Longitude-0.480204
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