The bottom line
UB3 2FW 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.
Check your dealbreakers
Toggle the things that matter to you — see how UB3 2FW scores on each.
Toggle a question above to see how UB3 2FW meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for UB3 2FW
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Postcode Personality
How UB3 2FW has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Lake Farm Park Academy
Not yet inspected · 5 min walk
KS2: 107.1
Secondary
Parkside Studio College
Good · Inspected May 2023 · 9 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
McMillan Nursery School
Good · 13 min walk
4 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
85.9 incidents per 1,000 residents
+14% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Hayes Fire Station (G40) · 2.4km
Crime is +32% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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
EPC breakdown
Based on 23 properties · Confidence: medium
Street mix
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2013–2025 · CAGR
+3.8%
Total change
+56%
Market Activity
Price Velocity & Acceleration
Current Velocity
+17.6%
per year
Acceleration
+29.93
change in velocity
Market State
Strong growth
Price Distribution
P25: £300k–£350k · P75: £250k–£300k · 19 sales
Property Type Mix
Total: 19 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2013–2016 | £210k | £260k | +23.8% | 7 |
| Brexit uncertainty | 2018–2018 | £290k | £290k | +0% | 1 |
| Pandemic surge | 2021–2021 | £295k | £295k | +0% | 1 |
| Rate-rise correction | 2022–2023 | £317k | £278k | -12.3% | 1 |
| Current market | 2025–2025 | £327k | £327k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
10
Walkability score
15
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
3
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Fray's Farm Meadows SSSI — 6.5 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
HILLINGDON ISRH
WAKLEY CENTRE, HAYES COTTAGE HOSPITAL, GRANGE ROAD, UB3 2RR
9 min walk
4
GPs within 1km
0
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
24
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
7
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Botwell Inn (903 m)
No restaurants within 800m — nearest: Subway (936 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
993m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
47
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
39.3
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,156 nationally
1,770
Est. population
6,943/km²
55%
Employed
34%
Degree educated
£41,800
Median income
7.5%
Claimant rate
43
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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