Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.53571, -0.47690

UB8 2RY— Uxbridge, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 16/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
79
Schools
90
Transport
16
Environment
46
Investment
42

The bottom line

UB8 2RY 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 2RY

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 2RY

🛡️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 2RY 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 · 7 min walk

—

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 · 43 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.8km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,478/m²
Price per ft²£416/ft²
Avg floor area100.5 m²

EPC breakdown

C
4%

Based on 4 properties · Confidence: low

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£251,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofRoof room(s), insulated (assumed)
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

2002–2026 · CAGR

+3.5%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.0%

per year

Acceleration

-108.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£196k£195k-0.6%3.5
Pre-crash peak2005–2006£233k£248k+6.5%1
GFC & correction2008–2008£240k£240k+0%1
Brexit uncertainty2019–2019£484k£484k+0%1
Current market2026–2026£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
14.5 min walk
West Drayton

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
15 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
34 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
46 min walk
No bus stops within 400m

31

Walkability score

59

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)

Nearest car park180m
Santander docks (800m)0
Nearest cycle dock16.9 km

Nearby car parks

🅿️
New Parking Area (Building has been demolished)
552m
🅿️
Disabled Parking Area
579m
🅿️
Civic Centre Car Park
733m

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 waterLOW
Low
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 16%
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: 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

5 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 · 1.5 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)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketLidl · 473 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)

890m

Post office

Nearby shops

Fair Price Food & Wine726 m
Loco906 m
Avi Convenience Store1.0 km
Uxbridge Grocery1.1 km

Nearby cafes

More332 m
Costa391 m
Halo Play Cafe1.1 km
Caffè Nero1.1 km

Nearby restaurants

Churchill's Fish and Chips409 m
Hut Grills734 m
Herbies Pizza899 m
Blue Ginger916 m

Nearby pubs

The Loft57 m
Locos344 m
The Crown633 m
The 3 Steps762 m

Nearby gyms

Brunel University Sports Centre532 m
Indoor Athletics Centre (IAC)626 m
The Gym1.0 km
PureGym1.0 km

Nearby pharmacies

Brunel Pharmacy341 m
Flora Fountain Pharmacy1.0 km
Mango Pharmacy1.1 km
Food hygiene (5-star)59% of 34

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

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

43.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,518m
Crossrail 2 route22,556m

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)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
7
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)
3
Largest scheme
20 homes · RAF Uxbridge Block F Phase 3B (Southern area), RAF Uxbridge Block F Phase 3B (Southern area), Hillingdon Road, Uxbridge, UB10 0AD
Pipeline pressure
NONE

Named schemes (500m)

LAND AT 121 AND REAR OF 113 & 115, LAND AT 121 AND REAR OF 113 & 115, THE GREENWAY, UXBRIDGE, UB8 2PR13 homes
completed
21, 21, The Militia Canteen, Elthorne Road, Uxbridge, UB8 2PS3 homes
completed
51, 51, CHILTERN VIEW ROAD, UXBRIDGE, UB8 2PF3 homes
completed
17 & ADJACENT TO 17 & FORMING PART OF 15,, 17 & ADJACENT TO 17 & FORMING PART OF 15,, ORCHARD WAYE,, UXBRIDGE, UB8 2BN2 homes
completed
8 CLEVELAND ROAD, UXBRIDGE, UB8 2DW2 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 2RY

Full postcodeUB8 2RY
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.535714
Longitude-0.476898
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