Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.50459, -0.44007

UB3 1RH— Pinkwell, Hillingdon

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

 

Schools 100%Safety 72/100Transport 14/100Yield 5.12%

Best for: Families

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

Liveability
45
Safety
72
Schools
90
Transport
14
Environment
61
Investment
61

The bottom line

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

The catches: high noise levels nearby and 67 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 1RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for UB3 1RH

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

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How UB3 1RH 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 · 9 min walk

KS2: 103.4

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 11 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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.4 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 478.1%

+9% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour23%
Vehicle crime14%
Burglary8%
Drug offences3%
Theft2%
Robbery2%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.3km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area91.7 m²

EPC breakdown

C
3%
D
10%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 89%Terraced 6%Flat 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£229,250
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
WallsSystem built, 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

1995–2022 · CAGR

+6%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

+26.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached88.9%
Terraced5.6%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£105k+41.8%1.4
Post-dot-com plateau2002–2004£117k£175k+49.6%1
Pre-crash peak2005–2006£195k£152k-22.3%1.5
Help-to-Buy recovery2013–2016£165k£360k+118.2%1.3
Brexit uncertainty2017–2017£315k£315k+0%1
Rate-rise correction2022–2022£360k£360k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2% alpha

Semi-detached-2% α
Local
3.5%
District
5.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
16.3 min walk
Hayes & Harlington

Nearby stations

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

15

Walkability score

10

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park411m
Santander docks (800m)0
Nearest cycle dock14.1 km

Nearby car parks

🅿️
Music Box
753m

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
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 7.0 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

SHAKESPEARE HEALTH CENTRE

ELERS ROAD CLINIC, ELERS ROAD, UB3 1NY

9 min walk

68%

Recommend GP

68%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

Nearest supermarketThe Co-operative Food · 1.9 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Your Local214 m
Bourne Food & Wine237 m
Bourne news Box248 m
Strawberry Local252 m

Nearby cafes

The Set @ The Squareabout616 m
Costa902 m

Nearby restaurants

Pop Pizza230 m
Ocean 7244 m
Sun Sun257 m
Subway898 m

Nearby pubs

The Music Box167 m

Nearby gyms

Harlington Sports Centre841 m
Nuffield Health Fitness & Wellbeing938 m
Goals1.0 km
Food hygiene (5-star)50% of 22

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

A.S. INFINITY OPTICAL LTD
KNIGHTSBRIDGE MAINTENANCE LTD

Investment

Investment grade, yield and market outlook

61

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 owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

15.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,616m
Crossrail 2 route18,687m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,693 nationally

2,245

Est. population

4,664/km²

57%

Employed

30%

Degree educated

£39,800

Median income

6.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

46

Community stability

Age profile

30%
21%
23%
17%
Under 1830%
18–3421%
35–4923%
50–6417%
65+9%

Tenure

20%
31%
23%
25%
Own outright20%
Own (mortgage)31%
Private rent23%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

21%
45%
14%
White British21%
White Other8%
Asian45%
Black14%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household24%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent25%
Private rent23%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
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)
3
Largest scheme
101 homes · Residential Block, FORMER MOD RECORDS OFFICE, Residential Block, FORMER MOD RECORDS OFFICE, STOCKLEY ROAD, HAYES, UB3
Pipeline pressure
NONE

Named schemes (500m)

96, 96, Bourne Avenue, Hayes, UB3 1QP2 homes
completed
104, 104, BOURNE AVENUE, HAYES, UB3 1QR2 homes
completed
1 CONWAY DRIVE, 1, Conway Drive, Hayes, UB3 1QD2 homes
completed
21, 21, Snowdon Crescent, Hayes, UB3 1RJ2 homes
completed
96 BOURNE AVENUE, HAYES, UB3 1QP2 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 1RH

Full postcodeUB3 1RH
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.504585
Longitude-0.440069
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