Wood End · Hillingdon · Hayes and Harlington constituency · 51.51517, -0.43762

UB3 1EA— Wood End, Hillingdon

Location and area intelligence for UB3 1EA, Wood End, Hillingdon

 

Schools 100%Safety 65/100Transport 10/100Yield 5.12%

Best for: Families

Compare areas

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

Liveability
45
Safety
65
Schools
90
Transport
10
Environment
86
Investment
62

The bottom line

UB3 1EA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 64 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB3 1EA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB3 1EA meets your needs.

Location

UB3 1EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+91.0% vs London avg

Deep-dive guides for UB3 1EA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB3 1EA with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
Share:WhatsAppShare on X

How UB3 1EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wood End Park Academy

Not yet inspected · 4 min walk

KS2: 107.0

★★

Secondary

Rosedale College

Good · Inspected Jul 2023 · 10 min walk

P8: +0.32A8: 50.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

124.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 440.0%

+65% vs borough

Crime by type

Violence & sexual offences30%
Other23%
Anti-social behaviour15%
Vehicle crime10%
Drug offences8%
Theft7%
Burglary6%
Robbery2%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.3km

Crime is +91% above London average

Property

Prices, sales volume and market trends

Avg floor area70.1 m²

EPC breakdown

C
1%
D
8%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 12%Terraced 77%Flat 6%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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+9%

Total change

+755%

Market Activity

Price Velocity & Acceleration

Current Velocity

+107.4%

per year

Acceleration

+95.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached12.5%
Terraced81.3%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£128k+94.7%1.5
Post-dot-com plateau2002–2004£170k£385k+126.5%2
Pre-crash peak2006–2006£219k£219k+0%2
GFC & correction2010–2012£232k£242k+4.3%1
Help-to-Buy recovery2014–2014£270k£270k+0%1
Pandemic surge2021–2021£560k£560k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Terraced+1.6% α
Local
14.3%
District
12.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Hayes & Harlington Rail StationElizabeth line line
21.4 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
22 min walk
Hayes & HarlingtonNational Rail
22 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
31 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
53 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
55 min walk
No bus stops within 400m

8

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria70 min ↑
Waterloo ★64 min
Canary Wharf67 min ↑
City67 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park390m
Santander docks (800m)0
Nearest cycle dock14.0 km

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.0 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield858.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

15 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Greggs (574 m)

Nearest supermarketHillingdon Food Centre · 1.9 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Best-one727 m

Nearby cafes

Costa578 m
The Set @ The Squareabout626 m

Nearby restaurants

Greggs574 m
Subway590 m

Nearby gyms

Nuffield Health Fitness & Wellbeing549 m
Food hygiene (5-star)71% of 14

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

DAMAN FOOD & WINE LTD
DAWLEY CHICKEN HAYES LTD
DAWLEY CHICKEN TASTY LTD
KAM TSIN LTD
MERCY TRADING LTD

+2 more

Investment

Investment grade, yield and market outlook

62

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score13/100
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

9.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,522m
Crossrail 2 route19,082m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,773 nationally

1,959

Est. population

1,765/km²

56%

Employed

27%

Degree educated

£41,800

Median income

6.0%

Claimant rate

SuburbanLow densitySocially diverse / deprived

43

Community stability

Age profile

28%
20%
24%
17%
Under 1828%
18–3420%
35–4924%
50–6417%
65+11%

Tenure

19%
30%
27%
22%
Own outright20%
Own (mortgage)30%
Private rent27%
Social rent22%
Shared ownership1%
Rent free0%

Ethnicity

24%
45%
White British24%
White Other9%
Asian45%
Black10%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household27%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent27%
Social rent22%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
83%
Borough approval rate
84%
Historic landfill (400m)
3
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)
10
Largest scheme
261 homes · HAYES SPORTS STADIUM, HAYES SPORTS STADIUM, JUDGE HEATH LANE, HAYES, UB3
Pipeline pressure
NONE

Named schemes (500m)

103 JUDGE HEATH LANE, HAYES, UB3 2PB9 homes
completed
Land South of St Jeromes Church, Land South of St Jeromes Church, Harlington Road, UB88 homes
completed
13, 13, PRINCES PARK CLOSE, HAYES, UB3 1LB2 homes
completed
45, 45, Princes Park Lane, Hayes, UB3 1JX2 homes
completed
FORMER KMS GARAGE SITE, FORMER KMS GARAGE SITE, Dawley Road, Botwell, UB3 1EA2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.1%
Ward turnout
28%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Elizabeth GarelickLabour
Kamal Preet KaurLabour
Stuart MathersLabour

Live in UB3 1EA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB3 1EA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB3 1EA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB3 1EA

Full postcodeUB3 1EA
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.515172
Longitude-0.437618
Parliamentary constituencyHayes and Harlington
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