Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.50351, -0.43512

UB3 1RB— Pinkwell, Hillingdon

Location and area intelligence for UB3 1RB, Pinkwell, Hillingdon

 

Schools 100%Safety 73/100Transport 19/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
46
Safety
73
Schools
90
Transport
19
Environment
58
Investment
50

The bottom line

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

The catch: 67 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 1RB

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-5.2% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for UB3 1RB

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

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How UB3 1RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Pinkwell Primary School

Good · Inspected Apr 2022 · 8 min walk

KS2: 103.4

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 9 min walk

P8: +0.27A8: 43.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 20 min walk

1 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.0 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 261.0%

+2% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Vehicle crime18%
Anti-social behaviour16%
Burglary5%
Theft4%
Drug offences3%
Robbery2%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.0km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB3 district median

£316,500

Based on 247 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,895/m²
Price per ft²£548/ft²
Avg floor area71.3 m²

EPC breakdown

C
10%
D
17%
E
5%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 42%Terraced 56%Other 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£178,250
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)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+6.6%

Total change

+585%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.3%

per year

Acceleration

-99.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached43.1%
Terraced56.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£131k+111.3%2.5
Post-dot-com plateau2001–2004£119k£175k+47.1%2.8
Pre-crash peak2005–2007£205k£215k+4.9%1.7
GFC & correction2010–2012£210k£218k+3.8%2
Help-to-Buy recovery2014–2016£264k£330k+25%2.7
Brexit uncertainty2017–2019£320k£355k+10.9%2.5
Pandemic surge2020–2021£375k£375k+0%2
Rate-rise correction2022–2023£360k£610k+69.4%2.5
Current market2025–2025£425k£425k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Weakest performer

Terraced

-0.6% alpha

Semi-detached+0.4% α
Local
6.4%
District
6%
Terraced-0.6% α
Local
7.8%
District
8.4%

CAGR over 23yr 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
12 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
13 min walk
Hayes & HarlingtonNational Rail
13 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
33 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
47 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
47 min walk
No bus stops within 400m

6

Walkability score

0

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★67 min
Canary Wharf68 min ↑
City71 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park439m
Santander docks (800m)0
Nearest cycle dock13.8 km

Nearby car parks

🅿️
Music Box
439m

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: 18.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 7.2 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

SHAKESPEARE HEALTH CENTRE

ELERS ROAD CLINIC, ELERS ROAD, UB3 1NY

7 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Music Box (403 m)

Nearest supermarketThe Co-operative Food · 1.8 km
2 sports halls

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)

1.2km

Post office

Nearby shops

Your Local413 m
Bourne Food & Wine432 m
Bourne news Box473 m
Strawberry Local481 m

Nearby cafes

The Set @ The Squareabout683 m
Asda Café772 m

Nearby restaurants

Pop Pizza429 m
Ocean 7436 m
Sun Sun492 m
London Hayes617 m

Nearby pubs

The Music Box403 m
Great Western755 m

Nearby gyms

Harlington Sports Centre686 m
Goals915 m
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BEST WATER SOLUTION LTD
BOBB HEATING & PLUMBING LTD
GLOBAL MOTION STUDIO LTD
GS BASSRA LIMITED
HAMMOUD LTD

+8 more

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,268m
Crossrail 2 route18,328m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,561 nationally

1,922

Est. population

14,392/km²

55%

Employed

32%

Degree educated

£39,800

Median income

6.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

26%
22%
24%
16%
Under 1826%
18–3423%
35–4924%
50–6417%
65+11%

Tenure

21%
26%
31%
22%
Own outright21%
Own (mortgage)26%
Private rent31%
Social rent22%
Shared ownership1%

Ethnicity

13%
59%
White British13%
White Other6%
Asian59%
Black10%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household25%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent31%
Social rent22%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
15
Local approval rate
93%
Borough approval rate
84%
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)
116
Largest scheme
113 homes · HPH3, Hyde Park Hayes, MILLINGTON ROAD, Hayes, UB3 4AZ
Pipeline pressure
NONE

Named schemes (500m)

LAND AT (ADJACENT TO), LAND AT (ADJACENT TO), GUINNESS CLOSE, DAWLEY ROAD, UB328 homes
completed
46 & 48, 46 & 48, Waltham Avenue, Hayes, UB3 1TB6 homes
completed
96 BOURNE AVENUE, HAYES, UB3 1QP2 homes
completed
96, 96, Bourne Avenue, Hayes, UB3 1QP2 homes
completed
68 WALTHAM AVENUE, 68, WALTHAM AVENUE, HAYES, UB3 1TD2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
29%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

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Key facts for UB3 1RB

Full postcodeUB3 1RB
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.503512
Longitude-0.435121
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