Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53823, -0.47777

UB8 2PF— Uxbridge, Hillingdon

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

 

Schools 100%Safety 67/100Transport 20/100Yield 3.52%

Best for: Families

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

Liveability
51
Safety
67
Schools
90
Transport
20
Environment
47
Investment
38

The bottom line

UB8 2PF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £460,000 median — 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.

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Location

UB8 2PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-11.5% vs London avg
vs London income-18.6% vs London avg
vs London crime+69.0% vs London avg

Deep-dive guides for UB8 2PF

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

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How UB8 2PF 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.9km

Crime is +69% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£460,000

Median sale price

12% below London median

£460,000 is 12% below the London median (£520,000)

-14.5%

This year

Semi-detached

Dominant type

Price history

5-year change
-29.2%
Sales (24 months)5
New build0.0%
Avg detached£740,000
Avg semi-detached£480,000
Avg terraced£412,750
Price per m²£4,665/m²
Price per ft²£433/ft²
Avg floor area100.8 m²

EPC breakdown

C
5%
D
16%
E
7%
F
2%

Based on 30 properties · Confidence: high

Street mix

Semi 56%Terraced 23%Detached 13%Flat 9%

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

Stamp duty

Standard buyer£10,500
First-time buyerFTB
£1,750
Additional propertyBTL/2nd
£24,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.5×

Price-to-income

£2,301/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£252,000
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+6.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.2%

per year

Acceleration

-3.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 77 sales

Property Type Mix

Total: 77 sales

Detached13%
Semi-detached55.8%
Terraced23.4%
Flat/maisonette7.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£160k+97.5%3.5
Post-dot-com plateau2001–2004£296k£245k-17.1%2.8
Pre-crash peak2005–2007£254k£380k+49.8%2.7
GFC & correction2008–2012£310k£240k-22.6%2.2
Help-to-Buy recovery2013–2016£207k£470k+127.1%2.2
Brexit uncertainty2017–2018£413k£403k-2.5%2
Pandemic surge2020–2021£600k£650k+8.3%2
Rate-rise correction2022–2023£630k£384k-39.1%1.5
Current market2024–2025£470k£560k+19.2%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Weakest performer

Terraced

-0.6% alpha

Semi-detached-0.3% α
Local
6.3%
District
6.6%
Terraced-0.6% α
Local
4.5%
District
5.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
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
Uxbridge Underground StationPiccadilly line
11.1 min walk
West Drayton

Nearby stations

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

26

Walkability score

31

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)

0

EV chargers (800m)

Total spaces (800m)5
Nearest car park452m
Santander docks (800m)0
Nearest cycle dock17.0 km

Nearby car parks

🅿️
Civic Centre Car Park
452m
🅿️
New Parking Area (Building has been demolished)
740m
🅿️
Disabled Parking Area
777m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 2.8 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

7 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

39

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketLidl · 529 m
4 tennis courts2 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)

858m

Post office

Nearby shops

Fair Price Food & Wine613 m
Uxbridge Grocery852 m
Wenzel's891 m
Reggies923 m

Nearby cafes

More601 m
Costa663 m
Halo Play Cafe794 m
Caffè Nero807 m

Nearby restaurants

Churchill's Fish and Chips434 m
Hut Grills622 m
Subway714 m
Nando's750 m

Nearby pubs

The Loft230 m
Locos610 m
The Miller Tap737 m
The Metropolitan821 m

Nearby gyms

The Gym731 m
Brunel University Sports Centre753 m
PureGym772 m
Indoor Athletics Centre (IAC)861 m

Nearby pharmacies

Brunel Pharmacy615 m
Flora Fountain Pharmacy739 m

Nearby health

Belmont Medical centre1.1 km
Feelgood Dental1.2 km
Food hygiene (5-star)50% of 68

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

A

High street health

Registered businesses

THEBLUEBELLCOTTAGE LIMITED

Investment

Investment grade, yield and market outlook

38

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score7/100
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

33.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,625m
Crossrail 2 route22,739m

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%
Price vs London-11.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
21
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
77%
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)
30
Largest scheme
58 homes · RANDALLS, Randalls Department Store, 7-9 VINE STREET, UXBRIDGE
Pipeline pressure
NONE

Named schemes (500m)

190, 190, Cowley Road, Uxbridge, UB8 2LY6 homes
completed
51, 51, CHILTERN VIEW ROAD, UXBRIDGE, UB8 2PF3 homes
completed
85-87, 85-87, Manor Waye, Uxbridge, UB8 2BG3 homes
completed
21, 21, The Militia Canteen, Elthorne Road, Uxbridge, UB8 2PS3 homes
completed
31, 31, Derby Road, Uxbridge, UB8 2ND2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£460,000)

£10,500

Standard buyer

£1,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB8 2PF

Full postcodeUB8 2PF
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.538235
Longitude-0.477765
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