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non-geographic market report UB8 2, West Drayton
The UB8 2 (non-geographic) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,912 registered sales in UB8 2 (West Drayton) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical UB8 2 (West Drayton) home changed hands for £477,500 in 2026 (median of 40 registered sales, up 19% on five years earlier), with the mean at £437,000, and by floor area homes here have averaged about £5,430 per square metre over the last five years. Source: 5,912 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
UB8 2 is one sector of UB8 (West Drayton): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where UB8 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in UB8 2
Across 40 registered 2026 sales, the typical (median) UB8 2 home went for £477,500. The mean is £437,000, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
What a square metre costs in UB8 2
The last five years of sales put UB8 2 at roughly £5,430 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving UB8 2 68% above the national figure.
A typical UB8 2 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £477,500 | £477,500 | 40 |
| 2025 | £438,800 | £449,293 | 114 |
| 2024 | £410,000 | £435,914 | 102 |
| 2023 | £357,000 | £392,256 | 114 |
| 2022 | £416,000 | £487,807 | 146 |
| 2021 | £400,000 | £506,452 | 155 |
| 2020 | £325,000 | £421,694 | 113 |
| 2019 | £325,000 | £425,997 | 218 |
| 2018 | £320,000 | £426,566 | 171 |
| 2017 | £335,200 | £457,179 | 110 |
| 2016 | £375,500 | £525,328 | 142 |
| 2015 | £312,500 | £441,563 | 134 |
| 2014 | £265,000 | £375,949 | 167 |
| 2013 | £240,000 | £345,336 | 137 |
| 2012 | £230,000 | £338,531 | 125 |
| 2011 | £214,000 | £323,058 | 147 |
| 2010 | £234,000 | £366,972 | 117 |
| 2009 | £200,000 | £321,502 | 96 |
| 2008 | £215,000 | £352,430 | 176 |
| 2007 | £221,000 | £374,878 | 245 |
| 2006 | £209,000 | £362,797 | 251 |
| 2005 | £176,800 | £314,633 | 284 |
| 2004 | £185,000 | £335,996 | 263 |
| 2003 | £170,000 | £313,181 | 265 |
| 2002 | £143,800 | £270,558 | 284 |
| 2001 | £118,500 | £227,810 | 236 |
| 2000 | £118,000 | £231,575 | 309 |
| 1999 | £95,000 | £189,330 | 322 |
| 1998 | £74,000 | £149,374 | 264 |
| 1997 | £69,000 | £141,505 | 271 |
| 1996 | £62,500 | £131,810 | 239 |
| 1995 | £64,000 | £139,126 | 155 |
In cash terms the typical UB8 2 home went from £64,000 in 1995 to £477,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 243%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2016; the current median sits about 9% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the UB8 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1999 (+28.4% on the year before); the weakest, 2023 (−14.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +8.8% | +6.3% |
| 5 years (since 2021) | +3.6% | −1.2% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +4.2% | +1.4% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in UB8 2
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
UB8 2 recorded 40 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 267 sales a year before the financial crisis and 103 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The shape of the UB8 2 market
This is a thin market: 40 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What tenants pay around UB8 2
The local authority for UB8 2 is Hillingdon, and its ONS average private rent currently stands at £1,557 a month (May 2026 figures). A one-bed averages £1,241 a month here and a four-or-more-bed £2,616, so size does most of the work in setting the rent.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Set against the £477,500 median sold price, £1,557 a month is £18,684 a year, a gross yield of 3.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on UB8 2 (non-geographic)
How much did a house sell for in UB8 2 (non-geographic)?
Are property prices falling in UB8 2 (non-geographic)?
Is UB8 2 (non-geographic) a good place to buy a house?
What happens to UB8 2 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 19% over five years in cash but down 6% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in UB8 right now
This is what you could actually buy today: 14 homes currently on the market from 2 agents publishing to HomesIndex.
These cover the whole UB8 district, not just UB8 2: live asking prices are collected per district.
46% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Colham Road, Hillingdon, Uxbridge
- Cherry Grove, Uxbridge, Uxbridge
- Aldenham Drive, Uxbridge, Uxbridge
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every UB8 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in UB
What homes of each size actually sold for across the UB area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £540,000 | £745,000 (+38%) | £965,000 (+30%) | £1,290,000 (+34%) |
| Semi-detached | £363,750 | £495,000 (+36%) | £555,000 (+12%) | £662,500 (+19%) | — |
| Terraced | £380,000 | £465,000 (+22%) | £515,000 (+11%) | £595,000 (+16%) | — |
| Flat | £265,000 | £327,250 (+23%) | £435,000 (+33%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the UB area is the point: the same five years treated these districts very differently.
Winners and losers across the UB area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in UB8
Sector boundaries hide real price steps. The rest of UB8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB8 1 | £367,500 | 28 |
| UB8 3 | £499,500 | 56 |
Zoom out to the full UB8 district report for the type split, monthly volumes and how UB8 compares with its neighbours.
Selling in UB8 2? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in UB8 2, use the average prices map for a rough value: zoom from UB8 2's shading down to the sold homes on your own street. The figures above are every recorded UB8 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working UB8 2: the featured spot on this report is free for founding agents, one per district. Claim UB8 2.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about UB8 2. Free, with a one click sign in.
Two maps carry on from here: every UB8 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.