Wood End · Hillingdon · Hayes and Harlington constituency · 51.51505, -0.41755

UB3 2HB— Wood End, Hillingdon

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

The family fortress

 

Schools 100%Safety 76/100Transport 17/100Yield 5.12%

Best for: Families

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

Liveability
46
Safety
76
Schools
90
Transport
17
Environment
48
Investment
63

The bottom line

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

The catch: 59 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 2HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for UB3 2HB

🛡️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 2HB 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 · 12 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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.3 incidents per 1,000 residents

Better than 56% of London
↑ Rising 1850.0%

-23% vs borough

Crime by type

Other25%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime16%
Burglary9%
Drug offences3%
Theft3%
Robbery1%

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) · 2.5km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area91.1 m²

EPC breakdown

C
1%
D
9%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 39%Terraced 46%Flat 15%

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£227,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2022 · CAGR

+8%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-29.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached38.5%
Terraced46.2%
Flat/maisonette15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£57k£80k+40.3%1
Post-dot-com plateau2001–2003£165k£226k+37%1.3
Pre-crash peak2005–2006£220k£236k+7%1
GFC & correction2009–2009£220k£220k+0%1
Brexit uncertainty2017–2018£411k£500k+21.7%1
Rate-rise correction2022–2022£460k£460k+0%1

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
16.2 min walk
Hayes & Harlington

Nearby stations

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

12

Walkability score

2

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 park338m
Santander docks (800m)0
Nearest cycle dock12.6 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: 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: 17.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 22%
More green space than 76% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.7 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

KINCORA DOCTORS SURGERY

COLDHARBOUR LANE, UB3 3HG

7 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (762 m)

Nearest supermarketHayes Food Centre · 706 m
1 sports halls

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)

921m

Post office

Nearby shops

Tesco Express629 m
Best-one773 m
Global Wines859 m
Brother's Food Centre891 m

Nearby cafes

Costa928 m
T4 Tea For U1.0 km
Cafe Vaknat1.1 km

Nearby restaurants

Peri Peri830 m
Subway834 m
Jenny's Burgers839 m
Biryani Hub850 m

Nearby pubs

The Botwell Inn762 m
The Old Crown1.1 km

Nearby gyms

More Energy394 m
Botwell Green Sports and Leisure Centre734 m

Nearby pharmacies

Superdrug912 m
Boots987 m
Food hygiene (5-star)31% of 127

Business

Local businesses registered here

Active businesses
4
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

EDWARRA ESTATES LTD
KIAAN BRICKWORK LTD
SINGH CROWN CONSTRUCTION LTD
SURETHA LTD

Investment

Investment grade, yield and market outlook

63

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 score13/100
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

14.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,133m
Crossrail 2 route17,842m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,350 nationally

2,007

Est. population

9,996/km²

51%

Employed

31%

Degree educated

£37,000

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

40

Community stability

Age profile

34%
21%
22%
14%
Under 1834%
18–3421%
35–4922%
50–6414%
65+8%

Tenure

16%
27%
31%
25%
Own outright16%
Own (mortgage)27%
Private rent31%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

20%
46%
16%
White British20%
White Other4%
Asian46%
Black10%
Mixed5%
Other16%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household29%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Private rent31%
Social rent25%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
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)
13
Largest scheme
183 homes · HAYES FOOTBALL CLUB, HAYES FOOTBALL CLUB, CHURCH ROAD, UB3 2LE
Pipeline pressure
NONE

Named schemes (500m)

HAYES SOCIAL & SPORT CLUB, 143, HAYES SOCIAL & SPORT CLUB, 143, CHURCH ROAD, HAYES, UB3 2LE32 homes
completed
THE ROYAL OAK PUBLIC HOUSE, THE ROYAL OAK PUBLIC HOUSE, CHURCH ROAD, HAYES, UB3 218 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
146-148 AND LAND REAR OF 144-148, 146-148 AND LAND REAR OF 144-148, CHURCH ROAD, HAYES, UB3 2LW6 homes
completed
235-237, 235-237, CHURCH ROAD, HAYES, UB3 2LG3 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 2HB

Full postcodeUB3 2HB
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.515047
Longitude-0.417546
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