Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53175, -0.47707

UB8 2PY— Uxbridge, Hillingdon

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

Under-the-radar value

 

Schools 100%Safety 66/100Transport 10/100Yield 5.06%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
47
Safety
66
Schools
60
Transport
10
Environment
46
Investment
49

The bottom line

UB8 2PY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £320,000 median — 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 2PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income+3.6% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for UB8 2PY

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

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“Under-the-radar value”

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How UB8 2PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cowley St Laurence CofE Primary School

Not yet inspected · 8 min walk

KS2: 104.1

—

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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1900.0%

+61% vs borough

Crime by type

Anti-social behaviour30%
Other24%
Violence & sexual offences21%
Vehicle crime11%
Drug offences6%
Burglary6%
Theft2%
Robbery1%

Stop & search

4.5

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) · 1.7km

Crime is +87% 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.

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

+13.4%

This year

Flat

Dominant type

Price history

5-year change
+13.4%
Sales (24 months)5
New build0.0%
Avg flat£320,000
Price per m²£4,984/m²
Price per ft²£463/ft²
Avg floor area65.8 m²

EPC breakdown

C
4%
D
6%

Based on 10 properties · Confidence: medium

Street mix

Flat 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

Stamp duty

Standard buyer£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

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

7.4×

Price-to-income

£1,601/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.5%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.8%

per year

Acceleration

-1.35

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£100k+88.7%1
Post-dot-com plateau2001–2004£123k£180k+46.1%2
Pre-crash peak2006–2006£177k£177k+0%2
GFC & correction2010–2011£189k£185k-1.9%1.5
Help-to-Buy recovery2013–2013£205k£205k+0%1
Brexit uncertainty2018–2018£287k£287k+0%1
Current market2024–2025£310k£331k+6.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
4.2%
District
4.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75
Seasonal Timing0
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
19.8 min walk
West Drayton

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
21 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
30 min walk
West DraytonNational Rail
30 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
39 min walk
Iver Rail StationElizabeth line · Great Western Railway
41 min walk
No bus stops within 400m

29

Walkability score

76

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

23

Car parks (800m)

0

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock16.8 km

Nearby car parks

🅿️
Disabled Parking Area
592m
🅿️
New Parking Area (Building has been demolished)
598m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 3.5 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

CHURCH ROAD SURGERY

4A CHURCH ROAD, COWLEY, UB8 3NA

5 min walk

72%

Recommend GP

72%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Locos (304 m)

Nearest supermarketLidl · 599 m
4 tennis courts4 sports halls

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)

489m

Post office

Nearby shops

Loco504 m
Avi Convenience Store645 m
Tesco Express762 m
Nagpal Food, Wines & Spirits1.1 km

Nearby cafes

Costa276 m
More289 m
Lady Marmalade Cafe1.1 km

Nearby restaurants

Herbies Pizza498 m
Blue Ginger515 m
Cowley Inn522 m
Karma Lounge603 m

Nearby pubs

Locos304 m
The Crown355 m
The 3 Steps430 m
The Loft498 m

Nearby gyms

Brunel University Sports Centre509 m
Indoor Athletics Centre (IAC)524 m

Nearby pharmacies

Brunel Pharmacy270 m
Mango Pharmacy651 m
Food hygiene (5-star)66% of 32

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

A

High street health

Investment

Investment grade, yield and market outlook

49

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score16/100
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

43.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,461m
Crossrail 2 route22,363m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,747 nationally

1,319

Est. population

7,573/km²

55%

Employed

37%

Degree educated

£43,500

Median income

4.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

50

Community stability

Age profile

21%
23%
19%
20%
17%
Under 1821%
18–3423%
35–4919%
50–6420%
65+17%

Tenure

35%
33%
27%
Own outright35%
Own (mortgage)33%
Private rent27%
Social rent5%

Ethnicity

47%
25%
White British47%
White Other11%
Asian25%
Black6%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine16%
No car household21%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent27%
Social rent5%

vs. London

Income vs London+3.6%
Price vs London-38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Planning apps (12 months)
10
Planning apps (3 years)
8
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)
15
Largest scheme
28 homes · ALLPORT HOUSE, COWLEY BUSINESS PARK, Allport House, HIGH STREET, COWLEY, UB8 2AN
Pipeline pressure
NONE

Named schemes (500m)

6, 6, Church Road, Cowley, UB8 3NA6 homes
completed
2, 2, Church Road, Cowley, Uxbridge, UB8 3NA5 homes
completed
4, 4, Church Road, Brunel, UB8 3NA4 homes
completed
8 CHURCH ROAD, 8, Church Road, UB8 3NA4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

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 2PY

Full postcodeUB8 2PY
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.531751
Longitude-0.477073
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