Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53540, -0.48155

UB8 2FQ— Uxbridge, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 15/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
54
Safety
79
Schools
90
Transport
15
Environment
45
Investment
42

The bottom line

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

The catch: 75 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 2FQ 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 2FQ meets your needs.

Location

UB8 2FQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.4% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for UB8 2FQ

🛡️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 2FQ with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How UB8 2FQ 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 · 8 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.4 incidents per 1,000 residents

Better than 72% of London
↑ Rising 376.2%

from a low base — still below London average

-49% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Vehicle crime12%
Drug offences11%
Burglary9%
Anti-social behaviour6%
Theft3%
Robbery3%

Stop & search

3.1

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) · 2.1km

Crime is 41% below London average

Property

2 Jul

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£7,103/m²
Price per ft²£660/ft²
Avg floor area116 m²

EPC breakdown

C
3%

Based on 3 properties · Confidence: low

Street mix

Terraced 100%

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£290,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2025 · CAGR

+4.3%

Total change

+73%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+6.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£295k£295k+0%5
Help-to-Buy recovery2016–2016£480k£480k+0%1
Brexit uncertainty2018–2018£480k£480k+0%1
Current market2025–2025£510k£510k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
15.2 min walk
West Drayton

Nearby stations

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

29

Walkability score

42

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park86m
Santander docks (800m)0
Nearest cycle dock17.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 3.1 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

BRUNEL MEDICAL CENTRE

BRUNEL UNIVERSITY, KINGSTON LANE, UB8 3PH

8 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

0

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

39

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Loft (331 m)

Nearest supermarketLidl · 148 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

805m

Post office

Nearby shops

Fair Price Food & Wine467 m
Loco819 m
Avi Convenience Store950 m
Rockingham Convenience Store998 m

Nearby cafes

More577 m
Costa622 m
Ottimmo Bao Bao Café1.1 km
Caffè Nero1.2 km

Nearby restaurants

Hut Grills473 m
Churchill's Fish and Chips721 m
Herbies Pizza813 m
Blue Ginger829 m

Nearby pubs

The Loft331 m
The Crown488 m
Locos595 m
The 3 Steps627 m

Nearby gyms

The Gym1.1 km

Nearby pharmacies

Brunel Pharmacy577 m
Mango Pharmacy956 m
Flora Fountain Pharmacy1.1 km
Food hygiene (5-star)46% of 33

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ROSEDENE MEWS RESIDENTS COMPANY LIMITED

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 months1

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

8/100

Velocity score

Future outlook

41.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,831m
Crossrail 2 route22,826m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,388 nationally

2,606

Est. population

17,016/km²

32%

Employed

31%

Degree educated

£34,700

Median income

2.3%

Claimant rate

SuburbanVery high densityMixed

43

Community stability

Age profile

28%
47%
Under 1828%
18–3447%
35–4910%
50–649%
65+6%

Tenure

31%
24%
35%
Own outright32%
Own (mortgage)25%
Private rent35%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

31%
15%
28%
White British31%
White Other15%
Asian28%
Black13%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine7%
No car household26%
Unemployed10%
No qualifications7%

Housing tenure (Census 2021)

Private rent35%
Social rent9%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
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)
124
Largest scheme
118 homes · SOUTHERN ELECTRIC PLC SITE, SOUTHERN ELECTRIC PLC SITE, WATERLOO ROAD, UB8
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
190, 190, Cowley Road, Uxbridge, UB8 2LY6 homes
completed
THE BEECHES, THE BEECHES, HIGH STREET, COWLEY, UB8 2AW5 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 2FQ? 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 2FQ.
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 2FQ

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

No spam. Unsubscribe anytime.

Key facts for UB8 2FQ

Full postcodeUB8 2FQ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.535397
Longitude-0.481551
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