Wood End · Hillingdon · Hayes and Harlington constituency · 51.51834, -0.43259

UB3 2FH— Wood End, Hillingdon

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

The family fortress

 

Schools 100%Safety 77/100Transport 10/100Yield 5.40%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
45
Safety
77
Schools
90
Transport
10
Environment
58
Investment
53

The bottom line

UB3 2FH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £300,000 median — strong value for Families who can accept its trade-offs.

The catches: 64 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB3 2FH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-42.3% vs London avg
vs London income-11.9% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for UB3 2FH

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

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“The family fortress”

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How UB3 2FH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rosedale Primary School

Not yet inspected · 4 min walk

KS2: 107.1

★★

Secondary

Rosedale College

Good · Inspected Jul 2023 · 4 min walk

P8: +0.32A8: 50.6

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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.9 incidents per 1,000 residents

Better than 62% of London
↑ Rising 740.0%

from a low base — still below London average

-32% vs borough

Crime by type

Violence & sexual offences37%
Other21%
Vehicle crime16%
Anti-social behaviour14%
Burglary5%
Drug offences4%
Theft3%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.0km

Crime is 22% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£300,000

Median sale price

Bottom 25% — 42% below London median

£300,000 is 42% below the London median (£520,000)

-3.4%

This year

Flat

Dominant type

Price history

5-year change
+10.1%
Sales (24 months)5
New build0.0%
Avg flat£300,000
Price per m²£4,724/m²
Price per ft²£439/ft²
Avg floor area61.5 m²

EPC breakdown

B
79%
C
24%

Based on 103 properties · Confidence: high

Street mix

Terraced 1%Flat 98%Other 1%

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

Stamp duty

Standard buyer£2,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.1×

Price-to-income

£1,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,750
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.3 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2026 · CAGR

+3.1%

Total change

+58%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.7%

per year

Acceleration

-26.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 95 sales

Property Type Mix

Total: 95 sales

Terraced1.1%
Flat/maisonette98.9%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£188k£210k+12%22
Help-to-Buy recovery2013–2016£165k£275k+66.7%5.8
Brexit uncertainty2017–2019£280k£285k+1.8%4.7
Pandemic surge2021–2021£273k£273k+0%4
Rate-rise correction2022–2023£265k£318k+19.8%1.5
Current market2024–2026£260k£297k+14.2%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
3.8%
District
4.7%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
22.7 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
24 min walk
Hayes & HarlingtonNational Rail
24 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
36 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
50 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
51 min walk
No bus stops within 400m

4

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria70 min ↑
Waterloo ★64 min
Canary Wharf67 min ↑
City67 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park618m
Santander docks (800m)0
Nearest cycle dock13.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed417 Mbps
Median download411 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.4 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 10%
More green space than 97% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.9 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

9 min walk

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.7 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

1

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Best-one336 m

Nearby cafes

The Set @ The Squareabout1.0 km
Food hygiene (5-star)63% of 16

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ABCO HEALTH MANAGEMENT LIMITED
ALPHA J CONSTRUCTION LTD
ASPIRE BEYOND LIMITED
BEYOND ACCOUNTANCY LTD
BEYOND FINANCIALS LIMITED

+7 more

Investment

Investment grade, yield and market outlook

53

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

38.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,209m
Crossrail 2 route18,937m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,658 nationally

2,474

Est. population

12,251/km²

58%

Employed

33%

Degree educated

£37,000

Median income

7.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

32%
21%
23%
14%
Under 1832%
18–3421%
35–4923%
50–6414%
65+9%

Tenure

16%
31%
27%
24%
Own outright16%
Own (mortgage)31%
Private rent27%
Social rent24%
Shared ownership2%

Ethnicity

16%
44%
15%
White British16%
White Other10%
Asian44%
Black15%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household23%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent27%
Social rent24%

vs. London

Income vs London-11.9%
Price vs London-42.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
6
Local approval rate
85%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
261 homes · HAYES SPORTS STADIUM, HAYES SPORTS STADIUM, JUDGE HEATH LANE, HAYES, UB3
Pipeline pressure
NONE

Named schemes (500m)

HAYES SPORTS STADIUM, HAYES SPORTS STADIUM, JUDGE HEATH LANE, HAYES, UB3261 homes
completed
LAND ADJACENT TO HAYES STADIUM, SITE A, LAND ADJACENT TO HAYES STADIUM, SITE A, JUDGE HEATH LANE, UB836 homes
completed
3, 3, Cromwell Road, Hayes, UB3 2PP3 homes
completed
34 TUDOR ROAD HAYES, 342 homes
completed
34, 34, Tudor Road, Hayes, UB3 2QB2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£300,000)

£2,500

Standard buyer

£0

First-time buyer

Save £2,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB3 2FH

Full postcodeUB3 2FH
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.518343
Longitude-0.432595
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