Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54503, -0.48586

UB8 2UN— Uxbridge, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 34/100Transport 29/100Yield 3.81%

Best for: Most buyers

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

Liveability
49
Safety
34
Schools
90
Transport
29
Environment
46
Investment
57

The bottom line

UB8 2UN offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 68 min to london bridge — above average for this zone.

Less suited to Families.

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Location

UB8 2UN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+391.0% vs London avg

Deep-dive guides for UB8 2UN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ High crime

“High-connectivity investment target”

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How UB8 2UN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

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 · 16 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

319.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 334.4%

+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

Other40%
Violence & sexual offences21%
Anti-social behaviour13%
Drug offences7%
Theft6%
Robbery5%
Vehicle crime5%
Burglary4%

Stop & search

11.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.8km

Crime is +391% above London average

Property

Prices, sales volume and market trends

Avg floor area50.4 m²

EPC breakdown

C
31%
D
13%
E
1%
F
1%

Based on 46 properties · Confidence: high

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

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£126,000
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+7.2%

Total change

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-78.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£53k£53k+0%1
Post-dot-com plateau2001–2003£51k£136k+165.8%1
GFC & correction2012–2012£167k£167k+0%1
Brexit uncertainty2018–2018£292k£292k+0%2
Pandemic surge2021–2021£281k£281k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
-1.2%
District
0.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Uxbridge Underground StationPiccadilly line
6.9 min walk
Denham

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
7 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
34 min walk
Ickenham Underground StationPiccadilly · Metropolitan
44 min walk
DenhamNational Rail
48 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
50 min walk
No bus stops within 400m

35

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★68 min
Victoria70 min ↑
Waterloo70 min ↑
Canary Wharf78 min ↑
City74 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)

11

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)42
Nearest car park129m
Santander docks (800m)0
Nearest cycle dock17.6 km

Nearby car parks

🅿️
Civic Centre Car Park
662m
🅿️
The Chimes Car Park· yes
762m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 2.1 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

HILLINGDON CNWL PRESCRIBERS

BEAUFORT HOUSE, CRICKET FIELD ROAD, UB8 1QG

7 min walk

5

GPs within 1km

2

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketAldi · 647 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

415m

Post office

Nearby shops

Rockingham Convenience Store198 m
Reggies355 m
Uxbridge Grocery410 m
WHSmith457 m

Nearby cafes

Rusty Bike211 m
Popiandy's349 m
Ottimmo Bao Bao Café375 m
Costa431 m

Nearby restaurants

Wenzel's342 m
Bento Boys357 m
Raj Restaurant361 m
Burger King361 m

Nearby pubs

The Dolphin210 m
The General Elliott310 m
The Fig Tree390 m
The Metropolitan403 m

Nearby gyms

Simply Gym Uxbridge484 m
The Gym530 m
PureGym724 m

Nearby pharmacies

Flora Fountain Pharmacy614 m

Nearby health

Belmont Medical centre655 m
Feelgood Dental742 m
Food hygiene (5-star)56% of 115

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

57

Investment score

Good

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

21.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route27,317m
Crossrail 2 route23,587m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,904 nationally

2,056

Est. population

5,385/km²

57%

Employed

42%

Degree educated

£34,700

Median income

9.2%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

32

Community stability

Age profile

22%
29%
22%
14%
Under 1822%
18–3430%
35–4922%
50–6414%
65+13%

Tenure

14%
35%
37%
Own outright10%
Own (mortgage)14%
Private rent35%
Social rent37%
Shared ownership3%
Rent free1%

Ethnicity

34%
23%
20%
White British34%
White Other23%
Asian20%
Black9%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household57%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent37%
Private rent35%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
49
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
Local approval rate
75%
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)
207
Largest scheme
160 homes · ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, ARMSTRONG HOUSE AND MIDDLESEX HOUSE THE PAVILIONS, HIGH STREET, UXBRIDGE, UB8 1LN
Pipeline pressure
NONE

Named schemes (500m)

Bridge House, Riverview House and Waterside House, Bridge House, Riverview House & Waterside House, Oxford Road, Uxbridge, Uxbridge, UB8 1HS115 homes
completed
Waterloo Wharf, Waterloo Wharf, Waterloo Road, Uxbridge, UB8 2QX52 homes
completed
Rockingham Road, Uxbridge, UB8 2XL41 homes
completed
Woodbridge House, Woodbridge House, New Windsor Street, Uxbridge, UB8 2TY30 homes
completed
LAND AT BARNSFIELD ALLOTMENTS, LAND AT BARNSFIELD ALLOTMENTS, BARNSFIELD PLACE, UB814 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 2UN

Full postcodeUB8 2UN
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.545029
Longitude-0.485860
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