Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53732, -0.47764

UB8 2PL— Uxbridge, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 18/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
58
Safety
79
Schools
90
Transport
18
Environment
46
Investment
42

The bottom line

UB8 2PL 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: 81 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 2PL

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 2PL

🛡️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

“Strong, well-rated schools nearby”

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How UB8 2PL 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 · 5 min walk

KS2: 107.0

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 4 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 · 45 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,085/m²
Price per ft²£472/ft²
Avg floor area92.1 m²

EPC breakdown

C
13%
D
19%
E
6%
F
1%

Based on 39 properties · Confidence: high

Street mix

Semi 40%Terraced 2%Detached 9%Flat 48%Other 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£230,250
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 DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+685%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.6%

per year

Acceleration

-45.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 63 sales

Property Type Mix

Total: 63 sales

Detached9.5%
Semi-detached41.3%
Terraced1.6%
Flat/maisonette47.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£205k+257.8%3.2
Post-dot-com plateau2001–2004£190k£431k+126.8%2.5
Pre-crash peak2006–2007£305k£175k-42.6%2
GFC & correction2008–2011£185k£263k+41.9%2
Help-to-Buy recovery2013–2016£265k£504k+90.5%2
Brexit uncertainty2017–2019£468k£272k-42%3
Pandemic surge2020–2021£765k£275k-64.1%1
Rate-rise correction2022–2023£304k£506k+66.7%2
Current market2024–2025£605k£450k-25.6%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0.1% α
Local
6.5%
District
6.4%
Semi-detached+0% α
Local
6.9%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
12.3 min walk
West Drayton

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
13 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
33 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
38 min walk
West DraytonNational Rail
38 min walk
Ickenham Underground StationPiccadilly · Metropolitan
46 min walk
No bus stops within 400m

28

Walkability score

35

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

20

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)5
Nearest car park360m
Santander docks (800m)0
Nearest cycle dock16.9 km

Nearby car parks

🅿️
Civic Centre Car Park
553m
🅿️
New Parking Area (Building has been demolished)
675m
🅿️
Disabled Parking Area
709m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 2.9 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

9 min walk

6

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketLidl · 479 m
4 tennis courts3 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)

959m

Post office

Nearby shops

Fair Price Food & Wine629 m
Uxbridge Grocery953 m
Wenzel's992 m
Reggies1.0 km

Nearby cafes

More508 m
Costa569 m
Halo Play Cafe893 m
Caffè Nero908 m

Nearby restaurants

Churchill's Fish and Chips415 m
Hut Grills637 m
Subway810 m
Nando's849 m

Nearby pubs

The Loft131 m
Locos519 m
The Crown766 m
The Miller Tap835 m

Nearby gyms

Brunel University Sports Centre677 m
Indoor Athletics Centre (IAC)781 m
The Gym833 m
PureGym870 m

Nearby pharmacies

Brunel Pharmacy520 m
Flora Fountain Pharmacy840 m

Nearby health

Belmont Medical centre1.2 km
Food hygiene (5-star)56% of 39

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

A1 PAINTING & DECORATING LTD
BLANDFORD HOUSE (UK) LIMITED
BRUNEL LODGE LIMITED
GHATTAORA GROUP LTD
GREENWAY STAYS UXBRIDGE LTD

+15 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 score18/100
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

49.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,599m
Crossrail 2 route22,685m

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)
17
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
8
Local approval rate
73%
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
31 homes · 271, 271, High Street, Uxbridge, UB8 1LQ
Pipeline pressure
NONE

Named schemes (500m)

190, 190, Cowley Road, Uxbridge, UB8 2LY6 homes
completed
LAND REAR OF 23-26 AND ADJACENT TO 22, LAND REAR OF 23-26 AND ADJACENT TO 22, QUEENS ROAD, UXBRIDGE, UB8 25 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

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 2PL

Full postcodeUB8 2PL
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.537325
Longitude-0.477637
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