Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53006, -0.48154

UB8 2EB— Uxbridge, Hillingdon

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

 

Schools 100%Safety 66/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
44
Safety
66
Schools
60
Transport
9
Environment
44
Investment
39

The bottom line

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

The catch: 75 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for UB8 2EB

🛡️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🔒 Very Safe
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How UB8 2EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cowley St Laurence CofE Primary School

Not yet inspected · 6 min walk

KS2: 104.1

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

117.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 373.7%

+56% vs borough

Crime by type

Other32%
Violence & sexual offences24%
Anti-social behaviour17%
Vehicle crime8%
Drug offences8%
Theft4%
Burglary4%
Robbery2%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.1km

Crime is +81% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,451/m²
Price per ft²£228/ft²
Avg floor area110 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_low

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£275,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2010 · CAGR

+76.9%

Total change

+213%

Market Activity

Price Velocity & Acceleration

Current Velocity

+212.9%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2010£155k£485k+212.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
22.2 min walk
West Drayton

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
23 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
29 min walk
West DraytonNational Rail
29 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
37 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
43 min walk
No bus stops within 400m

32

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge79 min ↑
Victoria82 min ↑
Waterloo76 min ↑
Canary Wharf ★75 min
City79 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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park85m
Santander docks (800m)0
Nearest cycle dock17.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed427 Mbps
Median download417 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 3.7 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

CHURCH ROAD SURGERY

4A CHURCH ROAD, COWLEY, UB8 3NA

6 min walk

72%

Recommend GP

72%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketLidl · 593 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

213m

Post office

Nearby shops

Loco227 m
Avi Convenience Store358 m
Tesco Express483 m
Nagpal Food, Wines & Spirits845 m

Nearby cafes

Costa638 m
More650 m
Lady Marmalade Cafe839 m

Nearby restaurants

Herbies Pizza221 m
Blue Ginger236 m
Cowley Inn244 m
Karma Lounge323 m

Nearby pubs

The 3 Steps67 m
The Crown112 m
The Malt Shovel284 m
Locos665 m

Nearby pharmacies

Mango Pharmacy364 m
Brunel Pharmacy631 m
Food hygiene (5-star)60% of 25

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BUBBLE & BOBA LTD
CRAWLEY GRILL LTD
OD DESSERTS LTD
ONE VAPES LTD
RUSK REAL ESTATE LIMITED

+1 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

35.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,740m
Crossrail 2 route22,551m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,875 nationally

2,300

Est. population

4,967/km²

42%

Employed

40%

Degree educated

£34,700

Median income

6.0%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

21%
47%
15%
Under 1821%
18–3448%
35–4915%
50–649%
65+8%

Tenure

23%
22%
29%
25%
Own outright23%
Own (mortgage)22%
Private rent29%
Social rent25%
Shared ownership0%
Rent free0%

Ethnicity

34%
31%
White British34%
White Other12%
Asian31%
Black11%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine13%
No car household31%
Unemployed9%
No qualifications13%

Housing tenure (Census 2021)

Private rent29%
Social rent25%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
7
Local approval rate
70%
Borough approval rate
84%
Historic landfill (400m)
1
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)
101
Largest scheme
51 homes · 4 WATERSIDE HOUSE, COWLEY BUSINESS PARK, HIGH STREET, COWLEY UXBRIDGE, UB8 2AD
Pipeline pressure
NONE

Named schemes (500m)

ALLPORT HOUSE, COWLEY BUSINESS PARK, Allport House, HIGH STREET, COWLEY, UB8 2AN28 homes
completed
Land to the south of Buchan Close including Nos. 17 & 18, Land to the south of Buchan Close including Nos. 17 & 18, Buchan Close, Cowley, UB8 2NS10 homes
completed
ALLPORT HOUSE, COWLEY BUSINESS PARK, HIGH STREET, COWLEY, UB8 2AD9 homes
completed
THE BEECHES, THE BEECHES, HIGH STREET, COWLEY, UB8 2AW5 homes
completed
Land fronting, Land fronting, Station Road, (rear of) 1-1a High Street, Cowley, UB8 2EB4 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 2EB

Full postcodeUB8 2EB
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.530065
Longitude-0.481541
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