The bottom line
UB8 2TZ offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.
The catches: high noise levels nearby and 68 min to london bridge — above average for this zone.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how UB8 2TZ scores on each.
Toggle a question above to see how UB8 2TZ meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for UB8 2TZ
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Postcode Personality
“High-connectivity investment target”
How UB8 2TZ has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
St Mary's Catholic Primary School
Good · Inspected Mar 2024 · 2 min walk
KS2: 109.2
Secondary
Uxbridge High School
Not yet inspected · Inspected Nov 2024 · 15 min walk
100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km
Childcare
Childcare
McMillan Nursery School
Good · 56 min walk
4 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
High crime
319.1 incidents per 1,000 residents
+324% vs borough
Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.
Crime by type
Stop & search
11.7
per 1,000 residents
→ Stable
trend
Road safety
99
Road safety score
1
Accidents (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
1
Incidents (1yr)
8
Incidents (5yr)
Nearest station: Hillingdon Fire Station (G23) · 2.7km
Crime is +391% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 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
EPC breakdown
Based on 40 properties · Confidence: high
Street mix
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2026 · CAGR
+4.1%
Total change
+242%
Market Activity
Price Velocity & Acceleration
Current Velocity
-55.4%
per year
Acceleration
-110.70
change in velocity
Market State
Downturn
Price Distribution
P25: £450k–£500k · P75: £250k–£300k · 28 sales
Property Type Mix
Total: 28 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1997 | £73k | £71k | -2.7% | 1 |
| Post-dot-com plateau | 2001–2004 | £117k | £116k | -0.9% | 2.2 |
| Pre-crash peak | 2006–2007 | £178k | £167k | -5.9% | 1.5 |
| GFC & correction | 2008–2009 | £150k | £235k | +56.6% | 1.5 |
| Help-to-Buy recovery | 2013–2016 | £152k | £180k | +18.4% | 1.3 |
| Brexit uncertainty | 2017–2017 | £355k | £355k | +0% | 2 |
| Pandemic surge | 2021–2021 | £414k | £414k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £361k | £361k | +0% | 2 |
| Current market | 2025–2026 | £560k | £250k | -55.4% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+4.2% alpha
CAGR over 7yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
35
Walkability score
70
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
17
Car parks (800m)
11
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
83%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Fray's Farm Meadows SSSI — 2.2 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
HILLINGDON CNWL PRESCRIBERS
BEAUFORT HOUSE, CRICKET FIELD ROAD, UB8 1QG
6 min walk
5
GPs within 1km
2
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
30
Parks (1km)
22
Restaurants (800m)
8
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
3
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
403m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+6 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
29.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 5,904 nationally
2,056
Est. population
5,385/km²
57%
Employed
42%
Degree educated
£34,700
Median income
9.2%
Claimant rate
32
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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