Uxbridge · Hillingdon · Uxbridge and South Ruislip constituency · 51.54096, -0.49097

UB8 2UR— Uxbridge, Hillingdon

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

 

Schools 100%Safety 48/100Transport 17/100Yield 3.81%

Best for: Most buyers

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

Liveability
37
Safety
48
Schools
90
Transport
17
Environment
44
Investment
51

The bottom line

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

The catches: very high noise — check proximity to rail lines and 80 min to london bridge — above average for this zone.

Less suited to Families.

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Location

UB8 2UR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-17.4% vs London avg
vs London crime+249.0% vs London avg

Deep-dive guides for UB8 2UR

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

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Postcode Personality

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How UB8 2UR 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 · 5 min walk

KS2: 109.2

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 17 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

226.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 862.5%

+201% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour20%
Vehicle crime12%
Drug offences6%
Burglary4%
Robbery2%
Theft2%

Stop & search

3.0

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)

2

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.9km

Crime is +249% above London average

Property

Prices, sales volume and market trends

Avg floor area100.6 m²

EPC breakdown

A
1%
B
3%
C
8%
D
7%
E
5%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 50%Terraced 44%Other 6%

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£251,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated (assumed)
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

1996–2022 · CAGR

+8.2%

Total change

+676%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.6%

per year

Acceleration

-7.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached52.9%
Terraced47.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£158k+137.3%2
Post-dot-com plateau2001–2004£153k£187k+22.2%1
Pre-crash peak2005–2007£222k£250k+12.6%2
GFC & correction2010–2012£260k£248k-4.6%2
Help-to-Buy recovery2014–2015£356k£365k+2.5%2.5
Brexit uncertainty2018–2018£436k£436k+0%1
Pandemic surge2020–2021£380k£458k+20.4%2.5
Rate-rise correction2022–2022£515k£515k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Terraced

-0.6% alpha

Semi-detached+0.1% α
Local
7.4%
District
7.3%
Terraced-0.6% α
Local
6.9%
District
7.5%

CAGR over 16yr 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
13.2 min walk
Iver

Nearby stations

Uxbridge Underground StationPiccadilly · Metropolitan
14 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
40 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
46 min walk
Iver Rail StationElizabeth line · Great Western Railway
47 min walk
IverNational Rail
47 min walk
No bus stops within 400m

16

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★80 min
Victoria85 min ↑
Waterloo80 min ↑
Canary Wharf83 min ↑
City83 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

6

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)42
Nearest car park131m
Santander docks (800m)0
Nearest cycle dock17.9 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed429 Mbps
Median download419 Mbps
Superfast coverage97%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 2.7 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

12 min walk

1

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketLidl · 814 m

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)

933m

Post office

Nearby shops

Rockingham Convenience Store378 m
Fair Price Food & Wine434 m

Nearby cafes

Rusty Bike762 m

Nearby restaurants

Beefeater192 m
Hut Grills428 m
Wenzel's889 m
Burger King931 m

Nearby pubs

The Pipemakers Arms100 m
The General Elliott266 m
The Dolphin366 m
Food hygiene (5-star)42% of 45

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

FORCE ELEC LTD
GLOBAL INFO HUB LTD
MICHAEL NAPPI LIMITED
RIGHTSEAL GLAZING LIMITED
THE GENERAL ELLIOT LIMITED

+1 more

Investment

Investment grade, yield and market outlook

51

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

16.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route27,580m
Crossrail 2 route23,692m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,560 nationally

2,036

Est. population

4,621/km²

63%

Employed

38%

Degree educated

£34,700

Median income

6.9%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

38

Community stability

Age profile

28%
26%
23%
14%
Under 1828%
18–3426%
35–4923%
50–6414%
65+8%

Tenure

18%
22%
33%
24%
Own outright18%
Own (mortgage)22%
Private rent33%
Social rent24%
Shared ownership3%

Ethnicity

41%
19%
20%
White British41%
White Other19%
Asian20%
Black9%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household26%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent33%
Social rent24%

vs. London

Income vs London-17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
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)
20
Largest scheme
118 homes · SOUTHERN ELECTRIC PLC SITE, SOUTHERN ELECTRIC PLC SITE, WATERLOO ROAD, UB8
Pipeline pressure
NONE

Named schemes (500m)

SOUTHERN ELECTRIC PLC SITE, SOUTHERN ELECTRIC PLC SITE, WATERLOO ROAD, UB8118 homes
completed
Waterloo Wharf, Waterloo Wharf, Waterloo Road, Uxbridge, UB8 2QX52 homes
completed
Rockingham Road, Uxbridge, UB8 2XL41 homes
completed
FORMER SCOTTISH AND SOUTHERN ENERGY SOCIAL CLUB SITE, FORMER SCOTTISH AND SOUTHERN ENERGY SOCIAL CLUB SITE, WATERLOO ROAD, UXBRIDGE, UB8 2QX41 homes
completed
SOUTHERN ELECTRIC PLC SITE, SOUTHERN ELECTRIC PLC SITE, WATERLOO ROAD, UB824 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 2UR

Full postcodeUB8 2UR
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardUxbridge
Latitude51.540959
Longitude-0.490970
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