Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54216, -0.47977

UB8 2DN— Uxbridge, Hillingdon

Location and area intelligence for UB8 2DN, Uxbridge, Hillingdon

 

Schools 100%Safety 71/100Transport 26/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
71
Schools
90
Transport
26
Environment
45
Investment
44

The bottom line

UB8 2DN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 2DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for UB8 2DN

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

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How UB8 2DN 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 · 4 min walk

KS2: 107.0

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 9 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 · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.6 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 318.2%

+18% vs borough

Crime by type

Anti-social behaviour24%
Other23%
Violence & sexual offences23%
Vehicle crime14%
Burglary7%
Drug offences6%
Robbery1%
Theft1%

Stop & search

2.6

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 +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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

Sales (24 months)4
New build0.0%
Price per m²£6,640/m²
Price per ft²£617/ft²
Avg floor area85 m²

EPC breakdown

C
1%
D
21%
E
9%

Based on 31 properties · Confidence: high

Street mix

Semi 44%Detached 4%Flat 52%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.2%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.7%

per year

Acceleration

+41.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 79 sales

Property Type Mix

Total: 79 sales

Detached3.8%
Semi-detached45.6%
Flat/maisonette50.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£100k£116k+16.3%4
Post-dot-com plateau2001–2004£99k£238k+139.9%3.8
Pre-crash peak2005–2007£336k£214k-36.3%4
GFC & correction2008–2012£175k£200k+14.6%2
Help-to-Buy recovery2013–2016£258k£399k+54.8%2.2
Brexit uncertainty2017–2019£255k£298k+16.7%2.3
Pandemic surge2021–2021£525k£525k+0%4
Rate-rise correction2022–2023£325k£200k-38.5%2
Current market2024–2026£560k£568k+1.3%1.3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Weakest performer

Semi-detached

-0.9% alpha

Flat/maisonette-0.6% α
Local
6.1%
District
6.7%
Semi-detached-0.9% α
Local
6.1%
District
7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing12
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
6.1 min walk

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
6 min walk
Hillingdon Underground StationNational Rail
31 min walk
Ickenham Underground StationPiccadilly · Metropolitan
42 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
45 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
52 min walk
No bus stops within 400m

47

Walkability score

96

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)

11

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)42
Nearest car park156m
Santander docks (800m)0
Nearest cycle dock17.1 km

Nearby car parks

🅿️
Civic Centre Car Park
166m
🅿️
The Chimes Car Park· yes
515m

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 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: 21.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

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

HILLINGDON CNWL PRESCRIBERS

BEAUFORT HOUSE, CRICKET FIELD ROAD, UB8 1QG

3 min walk

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

29

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketLidl · 458 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

407m

Post office

Nearby shops

Uxbridge Grocery400 m
Wenzel's452 m
Reggies466 m
WHSmith543 m

Nearby cafes

Ottimmo Bao Bao Café361 m
Caffè Nero394 m
Black Sheep Coffee397 m
Chaii Pot399 m

Nearby restaurants

Bento Boys322 m
Raj Restaurant346 m
Roosters Piri Piri356 m
KOKORO380 m

Nearby pubs

The Metropolitan368 m
The Fig Tree380 m
The Three Tuns390 m
The Miller Tap412 m

Nearby gyms

The Gym313 m
PureGym438 m
Simply Gym Uxbridge750 m

Nearby pharmacies

Flora Fountain Pharmacy356 m
Brunel Pharmacy1.1 km

Nearby health

Belmont Medical centre690 m
Feelgood Dental757 m
Food hygiene (5-star)54% of 166

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AKSM PROJECT MANAGEMENT LTD
ANTOMENA LTD
CHEEMA CARPET&FLOORING LIMITED
IONETSECURE LIMITED
NEW STYLE DEVELOPMENTS LTD

+1 more

Investment

Investment grade, yield and market outlook

44

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

49.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,841m
Crossrail 2 route23,065m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,119 nationally

1,557

Est. population

9,803/km²

62%

Employed

39%

Degree educated

£34,700

Median income

8.0%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

23%
27%
23%
16%
Under 1824%
18–3427%
35–4923%
50–6416%
65+11%

Tenure

25%
30%
32%
Own outright25%
Own (mortgage)30%
Private rent32%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

38%
17%
30%
White British38%
White Other17%
Asian30%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household23%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent32%
Social rent11%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
56
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
13
Local approval rate
69%
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)
99
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)

Market Square, Uxbridge, UB8 1NG132 homes
completed
RANDALLS, Randalls Department Store, 7-9 VINE STREET, UXBRIDGE58 homes
completed
36-38, 36-38, Windsor Street, Uxbridge, UB8 1AB33 homes
completed
271, 271, High Street, Uxbridge, UB8 1LQ31 homes
completed
FRAYS COURT, 71-73, 71-73, COWLEY ROAD, UXBRIDGE, UB8 2AE19 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 2DN

Full postcodeUB8 2DN
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.542163
Longitude-0.479768
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