Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53894, -0.47735

UB8 2DQ— Uxbridge, Hillingdon

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

 

Schools 100%Safety 67/100Transport 21/100Yield 3.81%

Best for: Families

Compare areas

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

Liveability
57
Safety
67
Schools
90
Transport
21
Environment
47
Investment
52

The bottom line

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

The catch: 81 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 2DQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB8 2DQ meets your needs.

Location

UB8 2DQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime+69.0% vs London avg

Deep-dive guides for UB8 2DQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB8 2DQ with:

Postcode Personality

🎓 School Smart🔒 Very Safe
Share:WhatsAppShare on X

How UB8 2DQ 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 · 5 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 · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

109.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 372.7%

+46% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour23%
Vehicle crime11%
Theft4%
Drug offences4%
Burglary3%
Robbery1%

Stop & search

2.1

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) · 1.9km

Crime is +69% above London average

Property

Prices, sales volume and market trends

Avg floor area63.2 m²

EPC breakdown

C
13%
D
5%
E
3%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 24%Terraced 10%Flat 66%

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£158,000
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 CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+4.8%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.6%

per year

Acceleration

-66.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached25.6%
Terraced11.6%
Flat/maisonette62.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£69k£86k+24.9%1.6
Post-dot-com plateau2001–2004£127k£140k+10.2%3.5
Pre-crash peak2006–2007£154k£236k+53.4%3.5
GFC & correction2008–2010£173k£267k+54.3%1
Help-to-Buy recovery2015–2016£270k£386k+43%1.5
Brexit uncertainty2017–2018£256k£224k-12.8%2
Rate-rise correction2022–2023£325k£258k-20.6%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.9% alpha

Weakest performer

Flat/maisonette

-0.5% alpha

Semi-detached+1.9% α
Local
12.2%
District
10.3%
Flat/maisonette-0.5% α
Local
5.3%
District
5.8%

CAGR over 12yr 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 2

Poor

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

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
11 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
32 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
40 min walk
West DraytonNational Rail
40 min walk
Ickenham Underground StationPiccadilly · Metropolitan
44 min walk
No bus stops within 400m

29

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria85 min ↑
Waterloo83 min ↑
Canary Wharf ★81 min
City86 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

18

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)47
Nearest car park373m
Santander docks (800m)0
Nearest cycle dock16.9 km

Nearby car parks

🅿️
Civic Centre Car Park
373m
🅿️
The Chimes Car Park· yes
767m
🅿️
New Parking Area (Building has been demolished)
770m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 21.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 2.7 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

6 min walk

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLidl · 763 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

1

Libraries (1km)

1

Cinemas (2km)

787m

Post office

Nearby shops

Fair Price Food & Wine648 m
Uxbridge Grocery781 m
Wenzel's816 m
Reggies856 m

Nearby cafes

More661 m
Halo Play Cafe712 m
Caffè Nero729 m
Ottimmo Bao Bao Café749 m

Nearby restaurants

Churchill's Fish and Chips431 m
Subway631 m
Hut Grills656 m
Nando's668 m

Nearby pubs

The Loft303 m
The Miller Tap655 m
Locos669 m
The Metropolitan751 m

Nearby gyms

The Gym655 m
PureGym690 m
Brunel University Sports Centre793 m
Indoor Athletics Centre (IAC)904 m

Nearby pharmacies

Flora Fountain Pharmacy659 m
Brunel Pharmacy676 m

Nearby health

Belmont Medical centre1.0 km
Feelgood Dental1.1 km
Food hygiene (5-star)52% of 88

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BILAL GOHAR LTD
BISHOP MEDIA GROUP LTD
E&E BEREKET LTD
E@B CAR VALET LTD
KA RESIDENTIAL INVESTMENT MANAGEMENT LTD

+2 more

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

31.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,610m
Crossrail 2 route22,750m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,818 nationally

1,424

Est. population

6,682/km²

56%

Employed

39%

Degree educated

£34,200

Median income

3.9%

Claimant rate

SuburbanMedium densityMixed

38

Community stability

Age profile

23%
29%
21%
15%
Under 1823%
18–3429%
35–4921%
50–6415%
65+12%

Tenure

19%
19%
33%
28%
Own outright19%
Own (mortgage)19%
Private rent33%
Social rent28%
Shared ownership1%

Ethnicity

42%
17%
21%
White British42%
White Other17%
Asian21%
Black8%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household39%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent33%
Social rent28%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
40
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
13
Local approval rate
65%
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)
34
Largest scheme
116 homes · Former RAF Uxbridge Phase 3C, Former RAF Uxbridge Phase 3C, Hillingdon Road, Uxbridge, UB10 0RY
Pipeline pressure
NONE

Named schemes (500m)

85-87, 85-87, Manor Waye, Uxbridge, UB8 2BG3 homes
completed
51, 51, CHILTERN VIEW ROAD, UXBRIDGE, UB8 2PF3 homes
completed
21, 21, The Militia Canteen, Elthorne Road, Uxbridge, UB8 2PS3 homes
completed
19, 19, The Greenway, Uxbridge, UB8 2PH2 homes
completed
8 CLEVELAND ROAD, UXBRIDGE, UB8 2DW2 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

Live in UB8 2DQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB8 2DQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB8 2DQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB8 2DQ

Full postcodeUB8 2DQ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.538940
Longitude-0.477352
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