Local market reports › UB area › UB8
non-geographic market report UB8, West Drayton
The standing UB8 (non-geographic) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 15,565 completed sales registered with HM Land Registry in UB8 (West Drayton) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for UB8 (West Drayton) is £477,500, from 124 registered sales, up 15% on five years earlier; the mean is £455,800, and by floor area homes here have averaged about £5,570 per square metre over the last five years. Behind the figures sit 15,565 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
UB8 is a postcode district covering non-geographic in West Drayton. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where UB8 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.
What a home in UB8 sells for
The UB8 median stands at £477,500 for 2026, built from 124 registered sales; the mean, the figure usually quoted as the "average house price", is £455,800, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in UB8
The last five years of sales put UB8 at roughly £5,570 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.
The national median for England and Wales is £285,000, which puts UB8 68% above the country at large.
A typical UB8 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year 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 | 124 |
| 2025 | £450,000 | £460,761 | 293 |
| 2024 | £457,500 | £486,416 | 310 |
| 2023 | £415,000 | £455,984 | 294 |
| 2022 | £430,000 | £504,224 | 417 |
| 2021 | £415,000 | £525,444 | 532 |
| 2020 | £390,000 | £506,033 | 309 |
| 2019 | £350,000 | £458,766 | 482 |
| 2018 | £345,000 | £459,892 | 407 |
| 2017 | £370,000 | £504,643 | 323 |
| 2016 | £375,000 | £524,629 | 397 |
| 2015 | £330,000 | £466,290 | 406 |
| 2014 | £275,000 | £390,136 | 437 |
| 2013 | £250,000 | £359,725 | 373 |
| 2012 | £245,000 | £360,609 | 321 |
| 2011 | £230,000 | £347,212 | 430 |
| 2010 | £230,000 | £360,699 | 452 |
| 2009 | £210,000 | £337,577 | 359 |
| 2008 | £239,900 | £393,247 | 445 |
| 2007 | £240,000 | £407,107 | 708 |
| 2006 | £221,000 | £383,628 | 617 |
| 2005 | £196,500 | £349,691 | 666 |
| 2004 | £205,000 | £372,320 | 727 |
| 2003 | £190,000 | £350,026 | 790 |
| 2002 | £160,000 | £301,039 | 723 |
| 2001 | £138,000 | £265,298 | 596 |
| 2000 | £121,000 | £237,463 | 679 |
| 1999 | £100,000 | £199,295 | 699 |
| 1998 | £85,000 | £171,579 | 627 |
| 1997 | £77,000 | £157,911 | 623 |
| 1996 | £67,000 | £141,300 | 591 |
| 1995 | £70,000 | £152,169 | 408 |
In cash terms the typical UB8 home went from £70,000 in 1995 to £477,500 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 214%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 9% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the UB8 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 2000 (+21.0% on the year before); the weakest, 2009 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.1% | +3.6% |
| 5 years (since 2021) | +2.8% | −1.9% |
| 10 years (since 2016) | +2.4% | −0.9% |
| 20 years (since 2006) | +3.9% | +1.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 37% of the typed total. A detached home currently trades at £690,000 against £257,000 for a flat, 2.7 times the price.
Median by property type, UB8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £690,000 | 15 | 1,615 |
| Semi-detached | £545,000 | 39 | 4,738 |
| Terraced | £490,000 | 27 | 3,489 |
| Flats | £257,000 | 43 | 5,723 |
Transaction volumes
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
UB8 recorded 234 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 688 sales a year before the financial crisis and 288 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.
What homes rent for around UB8
UB8 falls under Hillingdon, where the ONS puts the average private rent at £1,557 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,241 a month here against £2,616 for four or more bedrooms.
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.
UB8 (non-geographic): the questions that come up
How much did a house sell for in UB8 (non-geographic)?
Are property prices falling in UB8 (non-geographic)?
Is UB8 (non-geographic) a good place to buy a house?
Are UB8 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 15% over five years in cash but down 9% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in UB8 now
Everything above is what homes in UB8 sold for. The live side of the market holds 14 homes at the moment, listed by 2 agents publishing to HomesIndex, at a typical asking price 23% below the UB8 median sold price.
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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every UB8 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: UB prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the UB area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
UB8 ranks 3 of 10 in the UB area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, UB area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside UB8, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB8 1 | £367,500 | 28 |
| UB8 2 | £477,500 | 40 |
| UB8 3 | £499,500 | 56 |
How UB8 compares nearby
Same city, different markets. The neighbouring districts of the UB area, dearest first:
| District | Median | 5-year |
|---|---|---|
| UB10 | £540,000 | +12% |
| UB1 | £525,000 | +46% |
| UB6 | £520,000 | +4% |
| UB9 | £512,500 | +9% |
| UB8 (this report) | £477,500 | +15% |
| UB3 | £458,000 | +10% |
| UB4 | £446,000 | +6% |
| UB2 | £440,000 | +11% |
| UB5 | £425,000 | +4% |
| UB7 | £425,000 | +21% |
Selling a home in UB8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at UB8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working UB8: the featured spot on this report is free for founding agents, one per district. Claim UB8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with UB8 already set as the subject. Free, one click sign in.
The live map plots every individual UB8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.