Hillingdon West · Hillingdon · Uxbridge and South Ruislip constituency · 51.53738, -0.47402

UB8 2PP— Hillingdon West, Hillingdon

Location and area intelligence for UB8 2PP, Hillingdon West, Hillingdon

The family fortress

 

Schools 100%Safety 75/100Transport 18/100Yield 3.81%

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
75
Schools
60
Transport
18
Environment
52
Investment
54

The bottom line

UB8 2PP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.6% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for UB8 2PP

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB8 2PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

John Locke Academy

Not yet inspected · 6 min walk

KS2: 106.7

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 1 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.4 incidents per 1,000 residents

Better than 51% of London
↑ Rising 288.6%

-16% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences21%
Other20%
Drug offences9%
Theft9%
Vehicle crime6%
Burglary6%
Robbery1%

Stop & search

1.9

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) · 1.6km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area83 m²

EPC breakdown

C
1%
D
1%
E
1%

Based on 3 properties · Confidence: low

Street mix

Semi 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

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£207,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
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

2000–2015 · CAGR

+5.8%

Total change

+134%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.8%

per year

Acceleration

-3.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£141k£141k+0%1
Post-dot-com plateau2001–2003£143k£250k+74.8%1.5
Pre-crash peak2005–2005£239k£239k+0%1
GFC & correction2012–2012£285k£285k+0%1
Help-to-Buy recovery2015–2015£330k£330k+0%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
Trend Position75

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
12.9 min walk
West Drayton

Nearby stations

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

23

Walkability score

44

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

22

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)34
Nearest car park341m
Santander docks (800m)0
Nearest cycle dock16.7 km

Nearby car parks

🅿️
New Parking Area (Building has been demolished)
484m
🅿️
Disabled Parking Area
525m
🅿️
Civic Centre Car Park
595m

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: 21.4 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 28%
More green space than 88% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 2.9 km

Energy

Solar: 860 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

6 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

1

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

32

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketLidl · 952 m
4 tennis courts4 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)

1.0km

Post office

Nearby shops

Uxbridge Grocery1.0 km
Wenzel's1.0 km

Nearby cafes

More441 m
Costa500 m
Daisy's in the Park751 m
Halo Play Cafe897 m

Nearby restaurants

Churchill's Fish and Chips164 m
Subway787 m
Nando's854 m
Wagamama868 m

Nearby pubs

The Loft242 m
Locos443 m
The Miller Tap821 m
The Crown901 m

Nearby gyms

Brunel University Sports Centre518 m
Indoor Athletics Centre (IAC)632 m
PureGym856 m
The Gym876 m

Nearby pharmacies

Brunel Pharmacy461 m
Flora Fountain Pharmacy858 m
Food hygiene (5-star)48% of 23

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

54

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

35.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,352m
Crossrail 2 route22,465m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,545 nationally

2,696

Est. population

4,385/km²

31%

Employed

29%

Degree educated

£34,200

Median income

1.9%

Claimant rate

SuburbanMedium densityMixed

39

Community stability

Age profile

39%
34%
Under 1839%
18–3434%
35–4911%
50–649%
65+7%

Tenure

27%
24%
40%
Own outright27%
Own (mortgage)24%
Private rent40%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

36%
16%
24%
White British36%
White Other16%
Asian24%
Black12%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine8%
No car household32%
Unemployed10%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent9%

vs. London

Income vs London-18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
10
Local approval rate
71%
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)
1
Largest scheme
116 homes · Former RAF Uxbridge Phase 3C, Former RAF Uxbridge Phase 3C, Hillingdon Road, Uxbridge, UB10 0RY
Pipeline pressure
NONE

Named schemes (500m)

Former RAf Uxbridge Phase 2A, Former RAf Uxbridge Phase 2A, Hillingdon Road, Uxbridge, UB10 0FU93 homes
completed
RAF Uxbridge Block F Phase 3B (Southern area), RAF Uxbridge Block F Phase 3B (Southern area), Hillingdon Road, Uxbridge, UB10 0AD20 homes
completed
Former RAF Uxbridge Phase 1C, Former RAF Uxbridge Phase 1C, Hillingdon Road, Uxbridge, UB10 0FL18 homes
completed
LAND AT 121 AND REAR OF 113 & 115, LAND AT 121 AND REAR OF 113 & 115, THE GREENWAY, UXBRIDGE, UB8 2PR13 homes
completed
51, 51, Hillingdon Road, Uxbridge, UB10 0AD3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
28.6%
Ward turnout
32%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Adam BennettConservative
Reeta ChamdalConservative

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Key facts for UB8 2PP

Full postcodeUB8 2PP
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardHillingdon West
Latitude51.537377
Longitude-0.474016
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
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