Wood End · Hillingdon · Hayes and Harlington constituency · 51.51440, -0.42588

UB3 2AL— Wood End, Hillingdon

Location and area intelligence for UB3 2AL, Wood End, Hillingdon

 

Schools 100%Safety 65/100Transport 19/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
47
Safety
65
Schools
90
Transport
19
Environment
72
Investment
62

The bottom line

UB3 2AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 57 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB3 2AL

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 2AL

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

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How UB3 2AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lake Farm Park Academy

Not yet inspected · 2 min walk

KS2: 107.1

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 8 min walk

A8: 36.0

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 · 11 min walk

5 primaries · 2 secondaries · 0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.3km

Crime is +91% above London average

Property

Prices, sales volume and market trends

Avg floor area43.9 m²

EPC breakdown

C
10%
D
5%

Based on 15 properties · Confidence: medium

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£109,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

1998–2021 · CAGR

+6.2%

Total change

+296%

Market Activity

Price Velocity & Acceleration

Current Velocity

+296.1%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£52k£52k+0%1
Pandemic surge2021–2021£206k£206k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
15.7 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
16 min walk
Hayes & HarlingtonNational Rail
16 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
41 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
43 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
58 min walk
No bus stops within 400m

8

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 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 park526m
Santander docks (800m)0
Nearest cycle dock13.2 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: 18.0 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.5 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 yield858.1 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

3

GPs within 1km

0

Dentists within 1km

1

Care homes (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

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Papa John's (922 m)

Nearest supermarketSave More Superstore · 1.2 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)

966m

Post office

Nearby shops

Best-one382 m
Brother's Food Centre941 m
Ali Halal Meat981 m
MBN Services992 m

Nearby cafes

Costa970 m
T4 Tea For U1.1 km

Nearby restaurants

Papa John's922 m
Subway937 m
Jenny's Burgers939 m
Biryani Hub941 m

Nearby gyms

Botwell Green Sports and Leisure Centre833 m

Nearby pharmacies

Superdrug956 m
Boots1.0 km
Food hygiene (5-star)56% of 16

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

PIPEPROS HEATING AND PLUMBING 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 score12/100
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

15.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,703m
Crossrail 2 route18,321m

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
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
183 homes · HAYES FOOTBALL CLUB, HAYES FOOTBALL CLUB, CHURCH ROAD, UB3 2LE
Pipeline pressure
NONE

Named schemes (500m)

HAYES FOOTBALL CLUB, HAYES FOOTBALL CLUB, CHURCH ROAD, UB3 2LE183 homes
completed
THE CHESTNUTS BUILDING, THE CHESTNUTS BUILDING, BOTWELL LANE, WOOD END GREEN ROAD, HAYES, UB3 2RZ44 homes
completed
HAYES SOCIAL & SPORT CLUB, 143, HAYES SOCIAL & SPORT CLUB, 143, CHURCH ROAD, HAYES, UB3 2LE32 homes
completed
LAND AT CHESTNUT ALLOTMENTS AND, 38-50, LAND AT CHESTNUT ALLOTMENTS AND, 38-50, BOTWELL COMMON ROAD, UB331 homes
completed
LAND FORMING P/O HAYES & HARLINGTON CONSERVATION CLUB, 141, LAND FORMING P/O HAYES & HARLINGTON CONSERVATION CLUB, 141, CHURCH ROAD, UB3 2LE14 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 2AL

Full postcodeUB3 2AL
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.514404
Longitude-0.425884
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