Wood End · Hillingdon · Hayes and Harlington constituency · 51.51612, -0.43767

UB3 1ED— Wood End, Hillingdon

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

 

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

Best for: Families

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

Liveability
46
Safety
65
Schools
90
Transport
10
Environment
86
Investment
62

The bottom line

UB3 1ED 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 catch: 64 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 1ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB3 1ED

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

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How UB3 1ED 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 · 2 min walk

KS2: 107.0

★★

Secondary

Rosedale College

Good · Inspected Jul 2023 · 9 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 · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.0km

Crime is +91% above London average

Property

Prices, sales volume and market trends

Avg floor area62.6 m²

EPC breakdown

C
6%
D
7%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Flat 100%

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£156,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2022 · CAGR

+6%

Total change

+334%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.1%

per year

Acceleration

+30.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£62k£68k+9.6%1.7
Post-dot-com plateau2001–2004£94k£132k+40.2%2
Pre-crash peak2005–2007£153k£180k+17.6%1
GFC & correction2008–2011£165k£178k+7.9%1
Help-to-Buy recovery2013–2016£182k£258k+41.5%1
Brexit uncertainty2017–2018£265k£230k-13.2%1
Rate-rise correction2022–2022£269k£269k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
6.2%
District
7.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
22.4 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
23 min walk
Hayes & HarlingtonNational Rail
23 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
53 min walk
No bus stops within 400m

8

Walkability score

9

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park470m
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
NoiseLOW
none
Quieter 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: 16%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.9 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

14 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (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

24

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 (636 m)

Nearest supermarketHillingdon Food Centre · 1.8 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)

1.6km

Post office

Nearby shops

Best-one698 m

Nearby cafes

Costa641 m
The Set @ The Squareabout730 m

Nearby restaurants

Greggs636 m
Subway653 m

Nearby gyms

Nuffield Health Fitness & Wellbeing608 m
Food hygiene (5-star)62% of 13

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

B2B COURIER SERVICE LIMITED
NILKANTH VARNI LTD
RHG GILL TRANSPORT LTD

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 route23,535m
Crossrail 2 route19,134m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
88%
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
FORMER KMS GARAGE SITE, FORMER KMS GARAGE SITE, Dawley Road, Botwell, UB3 1EA2 homes
completed
154, 154, YORK AVENUE, HAYES, UB3 2TR2 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

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Key facts for UB3 1ED

Full postcodeUB3 1ED
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.516117
Longitude-0.437672
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