Wood End · Hillingdon · Hayes and Harlington constituency · 51.51953, -0.43538

UB3 2PL— Wood End, Hillingdon

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

The family fortress

 

Schools 100%Safety 77/100Transport 10/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
47
Safety
77
Schools
90
Transport
10
Environment
72
Investment
49

The bottom line

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

The catch: 64 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 2PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB3 2PL

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB3 2PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wood End Park Academy

Not yet inspected · 4 min walk

KS2: 107.0

★★

Secondary

Rosedale College

Good · Inspected Jul 2023 · 5 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 · 3 min walk

2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.8km

Crime is 22% below London average

Property

2 Jul

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£5,885/m²
Price per ft²£547/ft²
Avg floor area91.1 m²

EPC breakdown

C
2%
D
10%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 90%Terraced 10%

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£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

1995–2025 · CAGR

+7.3%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-27.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached90%
Terraced10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£65k£55k-15.4%1.3
Post-dot-com plateau2001–2004£124k£107k-13.4%1.5
Pre-crash peak2006–2007£224k£230k+2.7%2
GFC & correction2010–2011£210k£222k+5.7%1
Pandemic surge2021–2021£448k£448k+0%2
Rate-rise correction2022–2022£555k£555k+0%1
Current market2025–2025£536k£536k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
11.2%
District
11.2%

CAGR over 12yr 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 Velocity75
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

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
26 min walk
Hayes & HarlingtonNational Rail
26 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
35 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
49 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
53 min walk
No bus stops within 400m

4

Walkability score

5

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 park759m
Santander docks (800m)0
Nearest cycle dock13.9 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: 18.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.6 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

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

10 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 1.6 km
1 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)

1.3km

Post office

Nearby shops

Best-one562 m

Nearby cafes

The Set @ The Squareabout1.1 km
Food hygiene (5-star)45% of 29

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

B I CONSULTANCY LIMITED
RPX CONSULTING LIMITED
RR LAND & PROPERTY LIMITED
TMAV HOLDING LTD

Investment

Investment grade, yield and market outlook

49

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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

24.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,415m
Crossrail 2 route19,169m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
9
Local approval rate
87%
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)
39
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
103 JUDGE HEATH LANE, HAYES, UB3 2PB9 homes
completed
3, 3, Cromwell Road, Hayes, UB3 2PP3 homes
completed
LAND FORMING PART OF 15, LAND FORMING PART OF 15, KINGSWAY, HAYES, UB3 2TS2 homes
completed
45, 45, Princes Park Lane, Hayes, UB3 1JX2 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 2PL

Full postcodeUB3 2PL
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.519531
Longitude-0.435379
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