The bottom line
UB8 2YF 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.
Check your dealbreakers
Toggle the things that matter to you — see how UB8 2YF scores on each.
Toggle a question above to see how UB8 2YF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for UB8 2YF
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Postcode Personality
“High-connectivity investment target”
How UB8 2YF 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 · 17 min walk
100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km
Childcare
Childcare
McMillan Nursery School
Good · 58 min walk
3 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Medium crime
226.9 incidents per 1,000 residents
+201% vs borough
Crime by type
Stop & search
3.0
per 1,000 residents
→ Stable
trend
Road safety
95
Road safety score
1
Accidents (5yr)
1
KSI (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
1
Incidents (1yr)
19
Incidents (5yr)
Nearest station: Hillingdon Fire Station (G23) · 2.9km
Crime is +249% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 14 properties · Confidence: medium
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
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
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
16
Walkability score
16
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
11
Car parks (800m)
10
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
50%
Full fibre
50%
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 — 2.3 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
9 min walk
5
GPs within 1km
1
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
21
Parks (1km)
2
Restaurants (800m)
1
Cafes (800m)
3
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
2
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
3
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
662m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
+15 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
56
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
Future outlook
21.3
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 9,560 nationally
2,036
Est. population
4,621/km²
63%
Employed
38%
Degree educated
£34,700
Median income
6.9%
Claimant rate
38
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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