Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53590, -0.47838

UB8 2PS— Uxbridge, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 16/100Yield 3.81%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
56
Safety
79
Schools
90
Transport
16
Environment
46
Investment
53

The bottom line

UB8 2PS 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 2PS

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 2PS

🛡️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 2PS 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 · 5 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 44 min walk

3 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) · 1.9km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area64.2 m²

EPC breakdown

C
15%
D
17%
E
4%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 21%Terraced 21%Detached 3%Flat 53%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

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£160,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+4.2%

Total change

+219%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.1%

per year

Acceleration

+58.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 58 sales

Property Type Mix

Total: 58 sales

Detached3.4%
Semi-detached20.7%
Terraced22.4%
Flat/maisonette53.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£129k£79k-39%3.3
Post-dot-com plateau2001–2004£110k£202k+83.6%3.5
Pre-crash peak2006–2007£250k£208k-17%3.5
GFC & correction2008–2012£318k£268k-15.6%1
Help-to-Buy recovery2013–2014£190k£165k-13.2%1.5
Brexit uncertainty2017–2019£230k£292k+27.2%2.5
Pandemic surge2021–2021£303k£303k+0%3
Rate-rise correction2022–2023£275k£410k+49.1%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Semi-detached

-2% alpha

Flat/maisonette+0.5% α
Local
8%
District
7.5%
Terraced-1.7% α
Local
10.6%
District
12.3%
Semi-detached-2% α
Local
14.8%
District
16.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
14.3 min walk
West Drayton

Nearby stations

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

33

Walkability score

55

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)

Nearest car park267m
Santander docks (800m)0
Nearest cycle dock17.0 km

Nearby car parks

🅿️
New Parking Area (Building has been demolished)
656m
🅿️
Disabled Parking Area
682m
🅿️
Civic Centre Car Park
715m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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: 28%
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

6 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 · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLidl · 375 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)

881m

Post office

Nearby shops

Fair Price Food & Wine624 m
Loco897 m
Avi Convenience Store1.0 km
Uxbridge Grocery1.1 km

Nearby cafes

More418 m
Costa474 m
Halo Play Cafe1.1 km
Ottimmo Bao Bao Café1.1 km

Nearby restaurants

Churchill's Fish and Chips495 m
Hut Grills632 m
Herbies Pizza890 m
Blue Ginger907 m

Nearby pubs

The Loft104 m
Locos432 m
The Crown600 m
The 3 Steps735 m

Nearby gyms

Brunel University Sports Centre632 m
Indoor Athletics Centre (IAC)722 m
The Gym991 m
PureGym1.0 km

Nearby pharmacies

Brunel Pharmacy424 m
Flora Fountain Pharmacy1.0 km
Mango Pharmacy1.0 km
Food hygiene (5-star)53% of 38

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

GRIFFIN COMMERCIAL LIMITED
KIMBUILD CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

53

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

33.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,622m
Crossrail 2 route22,656m

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)
19
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
10
Local approval rate
80%
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)
37
Largest scheme
28 homes · ALLPORT HOUSE, COWLEY BUSINESS PARK, Allport House, HIGH STREET, COWLEY, UB8 2AN
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
21, 21, The Militia Canteen, Elthorne Road, Uxbridge, UB8 2PS3 homes
completed
UXBRIDGE CAMPUS, BRUNEL UNIVERSITY PHASE VI, UXBRIDGE CAMPUS, BRUNEL UNIVERSITY PHASE VI, Isambard Close, Station Road, UB8 33 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 2PS

Full postcodeUB8 2PS
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.535896
Longitude-0.478377
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