Wood End · Hillingdon · Hayes and Harlington constituency · 51.51617, -0.43110

UB3 1LE— Wood End, Hillingdon

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

 

Schools 100%Safety 74/100Transport 11/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
45
Safety
74
Schools
90
Transport
11
Environment
72
Investment
62

The bottom line

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

The catches: 64 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB3 1LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for UB3 1LE

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

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How UB3 1LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rosedale Primary School

Not yet inspected · 7 min walk

KS2: 107.1

★★

Secondary

Rosedale College

Good · Inspected Jul 2023 · 6 min walk

P8: +0.32A8: 50.6

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.6 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 547.8%

-2% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences25%
Other23%
Vehicle crime10%
Theft5%
Burglary5%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.4km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area68.2 m²

EPC breakdown

C
29%
D
25%
E
3%

Based on 57 properties · Confidence: high

Street mix

Semi 3%Terraced 37%Detached 8%Flat 53%

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£170,500
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, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+5.7%

Total change

+342%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.4%

per year

Acceleration

-63.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 33 sales

Property Type Mix

Total: 33 sales

Detached6.1%
Semi-detached3%
Terraced42.4%
Flat/maisonette48.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£79k+32.5%2.6
Post-dot-com plateau2001–2004£74k£133k+79.7%1.5
Pre-crash peak2006–2007£130k£192k+47.7%1.5
GFC & correction2009–2011£135k£131k-2.8%1.5
Help-to-Buy recovery2014–2016£171k£190k+11%1.7
Brexit uncertainty2017–2019£237k£337k+42.2%1
Rate-rise correction2023–2023£265k£265k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.3% α
Local
6.4%
District
6.1%
Terraced-0.1% α
Local
8.3%
District
8.4%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
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
19.5 min walk
Hayes & Harlington

Nearby stations

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

5

Walkability score

10

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park408m
Santander docks (800m)0
Nearest cycle dock13.5 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download456 Mbps
Superfast coverage96%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 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 — 6.1 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

HILLINGDON ISRH

WAKLEY CENTRE, HAYES COTTAGE HOSPITAL, GRANGE ROAD, UB3 2RR

10 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketSave More Superstore · 1.5 km
7 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)

1.3km

Post office

Nearby shops

Best-one273 m

Nearby cafes

The Set @ The Squareabout816 m
Food hygiene (5-star)61% of 18

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

4DVISUALS LIMITED
FEMITRONIC LTD
GILL BOYS LTD
HAYES CAR SERVICES LIMITED
JS BAZAZ LIMITED

+3 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 score11/100
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

10.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,081m
Crossrail 2 route18,733m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,491 nationally

2,025

Est. population

11,620/km²

54%

Employed

28%

Degree educated

£37,000

Median income

7.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

32%
21%
22%
16%
Under 1832%
18–3421%
35–4922%
50–6416%
65+9%

Tenure

15%
25%
25%
35%
Own outright15%
Own (mortgage)25%
Private rent25%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

27%
36%
18%
White British27%
White Other6%
Asian36%
Black18%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household29%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent35%
Private rent25%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
4
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
261 homes · HAYES SPORTS STADIUM, HAYES SPORTS STADIUM, JUDGE HEATH LANE, HAYES, UB3
Pipeline pressure
NONE

Named schemes (500m)

HAYES SPORTS STADIUM, HAYES SPORTS STADIUM, JUDGE HEATH LANE, HAYES, UB3261 homes
completed
LAND ADJACENT TO HAYES STADIUM, SITE A, LAND ADJACENT TO HAYES STADIUM, SITE A, JUDGE HEATH LANE, UB836 homes
completed
LAND AT CHESTNUT ALLOTMENTS AND, 38-50, LAND AT CHESTNUT ALLOTMENTS AND, 38-50, BOTWELL COMMON ROAD, UB331 homes
completed
LOCK-UP GARAGE SITE REAR OF 29-43, LOCK-UP GARAGE SITE REAR OF 29-43, SYCAMORE AVENUE, HAYES, UB3 2NT5 homes
completed
12 BARRA HALL ROAD, HAYES, UB3 2NR2 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 1LE

Full postcodeUB3 1LE
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.516174
Longitude-0.431098
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