Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.52752, -0.48005

UB8 2ET— Uxbridge, Hillingdon

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

 

Schools 100%Safety 66/100Transport 9/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
66
Schools
60
Transport
9
Environment
46
Investment
42

The bottom line

UB8 2ET 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: 67 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for UB8 2ET

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

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How UB8 2ET 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 · 2 min walk

KS2: 104.1

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 15 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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1900.0%

+61% vs borough

Crime by type

Anti-social behaviour30%
Other24%
Violence & sexual offences21%
Vehicle crime11%
Drug offences6%
Burglary6%
Theft2%
Robbery1%

Stop & search

4.5

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)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.0km

Crime is +87% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,611/m²
Price per ft²£521/ft²
Avg floor area95.4 m²

EPC breakdown

C
3%
D
21%
E
5%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 93%Terraced 5%Detached 2%

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£238,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+530%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

-10.20

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 57 sales

Property Type Mix

Total: 57 sales

Detached1.8%
Semi-detached94.7%
Terraced3.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£153k+81%3
Post-dot-com plateau2001–2003£134k£225k+67.9%2.3
Pre-crash peak2005–2007£235k£275k+17%1
GFC & correction2008–2012£245k£279k+14%2
Help-to-Buy recovery2013–2016£297k£438k+47.3%2.2
Brexit uncertainty2017–2019£423k£440k+4%2.5
Rate-rise correction2022–2023£510k£445k-12.7%1
Current market2024–2025£510k£533k+4.4%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
6.3%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
25 min walk
West DraytonNational Rail
25 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
27 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
35 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
45 min walk
No bus stops within 400m

25

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★67 min
Canary Wharf71 min ↑
City72 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park216m
Santander docks (800m)0
Nearest cycle dock17.0 km

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.0 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

4 min walk

72%

Recommend GP

72%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketLidl · 894 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

106m

Post office

Nearby shops

Loco100 m
Avi Convenience Store158 m
Tesco Express254 m
Nagpal Food, Wines & Spirits566 m

Nearby cafes

Lady Marmalade Cafe561 m
Costa750 m
More784 m

Nearby restaurants

Cowley Inn97 m
Blue Ginger99 m
Herbies Pizza102 m
Karma Lounge121 m

Nearby pubs

The 3 Steps301 m
The Crown413 m
The Malt Shovel458 m
Locos794 m

Nearby pharmacies

Mango Pharmacy163 m
Brunel Pharmacy762 m
Food hygiene (5-star)57% of 30

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ANAHAT CATERING LTD
ART BUILD AND LANDSCAPE LTD
CRESCENT LTD
J M DECORATING SERVICES LTD
JOEMP LIMITED

+6 more

Investment

Investment grade, yield and market outlook

42

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 score17/100
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

41.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,600m
Crossrail 2 route22,328m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,747 nationally

1,319

Est. population

7,573/km²

55%

Employed

37%

Degree educated

£43,500

Median income

4.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

50

Community stability

Age profile

21%
23%
19%
20%
17%
Under 1821%
18–3423%
35–4919%
50–6420%
65+17%

Tenure

35%
33%
27%
Own outright35%
Own (mortgage)33%
Private rent27%
Social rent5%

Ethnicity

47%
25%
White British47%
White Other11%
Asian25%
Black6%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine16%
No car household21%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent5%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Planning apps (12 months)
5
Planning apps (3 years)
9
Local approval rate
100%
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)
14
Largest scheme
251 homes · The Grand Union Office Park, The Grand Union Office Park, Packet Boat Lane, Uxbridge, UB8 2GH
Pipeline pressure
NONE

Named schemes (500m)

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
2, 2, MAYGOODS LANE, COWLEY, UB8 3TE6 homes
completed
17, 17, Peachey Lane, Uxbridge, UB8 3RX5 homes
completed
LAND REAR OF 65-75, Land Rear Of 65-75, WORCESTER ROAD, COWLEY, UB8 3TH4 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 2ET

Full postcodeUB8 2ET
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.527519
Longitude-0.480054
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