Wood End · Hillingdon · Hayes and Harlington constituency · 51.51879, -0.41201

UB3 2DJ— Wood End, Hillingdon

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

 

Schools 100%Safety 66/100Transport 12/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
28
Safety
66
Schools
90
Transport
12
Environment
43
Investment
46

The bottom line

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

The catches: very high noise — check proximity to rail lines and 59 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 2DJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for UB3 2DJ

🛡️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🔒 Very Safe
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How UB3 2DJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dr Triplett's CofE Primary School

Not yet inspected · 4 min walk

KS2: 106.7

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 15 min walk

A8: 36.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 670.6%

+59% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour21%
Other19%
Vehicle crime17%
Drug offences7%
Theft6%
Robbery4%
Burglary3%

Road safety

78

Road safety score

4

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 3.0km

Crime is +84% above London average

Property

1 May

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£2,234/m²
Price per ft²£208/ft²
Avg floor area54.9 m²

EPC breakdown

C
16%
D
18%

Based on 34 properties · Confidence: high

Street mix

Flat 100%

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£137,250
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
WallsSystem built, as built, no insulation (assumed)
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

2008–2024 · CAGR

+0.8%

Total change

+13%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.9%

per year

Acceleration

+26.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2009£108k£81k-25%1
Rate-rise correction2022–2023£130k£110k-15.4%1
Current market2024–2024£122k£122k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 StationGreat Western Railway line
22.2 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
23 min walk
Hayes & HarlingtonNational Rail
23 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
34 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
54 min walk
South Ruislip Underground StationCentral
54 min walk
No bus stops within 400m

8

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★59 min
Canary Wharf62 min ↑
City63 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park588m
Santander docks (800m)0
Nearest cycle dock12.3 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: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 8.4 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

TOWNFIELD DOCTORS SURGERY

HAYES COMMUNITY CAMPUS, 34 COLLEAGE WAY, UB3 3DZ

4 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketHayes Food Centre · 1.1 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Tesco Express244 m

Nearby cafes

Costa631 m

Nearby restaurants

Hot House Pizza363 m
McDonald's416 m
The Grapes427 m

Nearby gyms

More Energy315 m

Nearby health

{my}dentist371 m
Food hygiene (5-star)45% of 87

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

CONSTANCE CARE SUPPORT LTD
CSINKOCOOL LIMITED

Investment

Investment grade, yield and market outlook

46

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

29.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,795m
Crossrail 2 route17,695m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,346 nationally

2,188

Est. population

8,091/km²

50%

Employed

26%

Degree educated

£37,000

Median income

8.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

30%
19%
19%
19%
14%
Under 1830%
18–3419%
35–4919%
50–6419%
65+14%

Tenure

22%
18%
49%
Own outright11%
Own (mortgage)22%
Private rent18%
Social rent49%
Rent free1%

Ethnicity

21%
46%
15%
White British21%
White Other6%
Asian46%
Black15%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine29%
No car household39%
Unemployed4%
No qualifications29%

Housing tenure (Census 2021)

Social rent49%
Private rent18%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
13
Local approval rate
100%
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)
6
Largest scheme
66 homes · UXBRIDGE COLLEGE (HAYES CENTRE), UXBRIDGE COLLEGE (HAYES CENTRE), COLDHARBOUR LANE, UB3
Pipeline pressure
NONE

Named schemes (500m)

UXBRIDGE COLLEGE (HAYES CENTRE), UXBRIDGE COLLEGE (HAYES CENTRE), COLDHARBOUR LANE, UB366 homes
completed
THE TOWNFIELD CENTRE, THE TOWNFIELD CENTRE, COLDHARBOUR LANE, UB365 homes
completed
Wadsworth Business Centre, 800-806, Wadsworth Business Centre, 800-806, Uxbridge Road, Hayes, UB6 7LQ6 homes
completed
2, 2, Elm Close, Hayes, UB3 2JN3 homes
completed
4 ELM CLOSE, 4, Elm Close, HAYES, UB3 2JN3 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 2DJ

Full postcodeUB3 2DJ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.518794
Longitude-0.412011
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