Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49809, -0.43577

UB3 1TR— Pinkwell, Hillingdon

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

The family fortress

 

Schools 100%Safety 78/100Transport 17/100Yield 5.12%

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
78
Schools
90
Transport
17
Environment
64
Investment
62

The bottom line

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

The catches: high noise levels nearby and 63 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 1TR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for UB3 1TR

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB3 1TR 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 · 3 min walk

KS2: 103.4

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 2 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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.2 incidents per 1,000 residents

Better than 63% of London
↑ Rising 248.0%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour24%
Other21%
Vehicle crime14%
Burglary10%
Drug offences3%
Theft1%
Robbery0%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 499m

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area88.3 m²

EPC breakdown

C
5%
D
8%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£220,750
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, 150 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

1997–2020 · CAGR

+7.6%

Total change

+437%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

-67.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£75k£75k+0%3
Post-dot-com plateau2002–2003£168k£210k+25%1
Pre-crash peak2006–2006£226k£226k+0%1
GFC & correction2009–2011£225k£284k+26.2%1.5
Help-to-Buy recovery2016–2016£448k£448k+0%1
Pandemic surge2020–2020£403k£403k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.6%
District
7.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
14.2 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
15 min walk
Hayes & HarlingtonNational Rail
15 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
36 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
40 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
40 min walk
No bus stops within 400m

11

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria69 min ↑
Waterloo ★63 min
Canary Wharf66 min ↑
City66 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 park82m
Santander docks (800m)0
Nearest cycle dock13.8 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 waterMEDIUM
Medium
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 AONB25% green spaceTree canopy: 19%
More green space than 80% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.8 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

1 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Great Western (370 m)

Nearest supermarketThe Co-operative Food · 1.2 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)

1.5km

Post office

Nearby shops

Bourne Food & Wine623 m
Your Local630 m
Bourne news Box656 m
Strawberry Local662 m

Nearby restaurants

Ocean 7619 m
Pop Pizza627 m
Sun Sun669 m
Greggs772 m

Nearby pubs

Great Western370 m
The Music Box669 m
The White Hart, Harlington907 m

Nearby gyms

Harlington Sports Centre88 m
Goals334 m
The Unit898 m
Imperial College Harlington Sports Ground (Wycombe Wanderers FC Training Ground)1.0 km

Nearby pharmacies

The Village Pharmacy1.2 km
Food hygiene (5-star)33% of 15

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ADMIRAL STAFFING LIMITED
AMK ASSET LTD
DSK CREATION LIMITED
KRS WINDOWS LTD
NSS PROPERTY LIMITED

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 score14/100
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

22

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,300m
Crossrail 2 route18,088m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,652 nationally

1,767

Est. population

8,917/km²

57%

Employed

30%

Degree educated

£46,300

Median income

3.9%

Claimant rate

SuburbanHigh densityMixed

48

Community stability

Age profile

26%
23%
22%
18%
Under 1826%
18–3423%
35–4922%
50–6418%
65+11%

Tenure

27%
35%
26%
Own outright27%
Own (mortgage)35%
Private rent26%
Social rent11%
Shared ownership0%
Rent free0%

Ethnicity

16%
57%
White British16%
White Other7%
Asian57%
Black8%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household16%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent26%
Social rent11%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
14
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
41 homes · HARLINGTON COMMUNITY SCHOOL, HARLINGTON COMMUNITY SCHOOL, PINKWELL LANE, UB3
Pipeline pressure
NONE

Named schemes (500m)

HARLINGTON COMMUNITY SCHOOL, HARLINGTON COMMUNITY SCHOOL, PINKWELL LANE, UB341 homes
completed
46 & 48, 46 & 48, Waltham Avenue, Hayes, UB3 1TB6 homes
completed
68 WALTHAM AVENUE, 68, WALTHAM AVENUE, HAYES, UB3 1TD2 homes
completed
54 WALTHAM AVENUE HAYES2 homes
completed
54, 54, WENTWORTH CRESCENT, UB3 1NW2 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 1TR

Full postcodeUB3 1TR
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.498090
Longitude-0.435767
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