Wood End · Hillingdon · Hayes and Harlington constituency · 51.51371, -0.41304

UB3 2HU— Wood End, Hillingdon

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

One of London's quieter, safer enclaves

 

Safety 76/100Transport 18/100Yield 5.12%

Best for: Families

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Car-dependent area — limited public transport

Liveability
37
Safety
76
Schools
—
Transport
18
Environment
42
Investment
63

The bottom line

UB3 2HU offers 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 2HU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment 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 2HU

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How UB3 2HU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Minet Junior School

Not yet inspected · 5 min walk

KS2: 106.9

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 17 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 21 min walk

5 primaries · 0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

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£227,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
15.6 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
16 min walk
Hayes & HarlingtonNational Rail
16 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
32 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
52 min walk
Hounslow West Underground StationPiccadilly
61 min walk
No bus stops within 400m

14

Walkability score

4

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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park626m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 19%
Less green space than 92% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.1 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

3 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

2

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 (661 m)

Nearest supermarketHayes Food Centre · 565 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)

873m

Post office

Nearby shops

Tesco Express747 m
Global Wines770 m
Ali Halal Meat837 m
Brother's Food Centre847 m

Nearby cafes

Costa882 m
T4 Tea For U969 m
Cafe Vaknat1.1 km

Nearby restaurants

McDonald's607 m
Hot House Pizza649 m
The Grapes694 m
Peri Peri725 m

Nearby pubs

The Botwell Inn661 m
The Old Crown1.1 km

Nearby gyms

More Energy260 m
Botwell Green Sports and Leisure Centre696 m

Nearby pharmacies

Superdrug867 m
Boots936 m

Nearby health

{my}dentist679 m
Food hygiene (5-star)28% of 129

Business

Local businesses registered here

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

High street

E

High street health

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

10

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,808m
Crossrail 2 route17,495m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
20
Local approval rate
80%
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)
9
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
THE KINGS ARMS PH, 109, THE KINGS ARMS PH, 109, COLDHARBOUR LANE, HAYES, UB3 3EG21 homes
completed
212, 212, COLDHARBOUR LANE, HAYES, UB3 3EQ4 homes
completed
37, 37, Birchway, Hayes, UB3 3PA3 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 2HU

Full postcodeUB3 2HU
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.513709
Longitude-0.413038
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