Wood End · Hillingdon · Hayes and Harlington constituency · 51.51974, -0.42538

UB3 2SH— Wood End, Hillingdon

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

 

Schools 100%Safety 71/100Transport 13/100Yield 5.12%

Best for: Families

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

Liveability
45
Safety
71
Schools
90
Transport
13
Environment
52
Investment
61

The bottom line

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

The catch: 57 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 2SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for UB3 2SH

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

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How UB3 2SH 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 · 5 min walk

KS2: 107.1

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 3 min walk

A8: 36.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.9 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 442.9%

+14% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour24%
Other23%
Theft13%
Vehicle crime9%
Burglary3%
Drug offences2%
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) · 2.9km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area71.6 m²

EPC breakdown

C
6%
D
13%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 8%Terraced 42%Flat 46%Other 4%

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£179,000
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

1996–2023 · CAGR

+4.9%

Total change

+261%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.1%

per year

Acceleration

+131.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached8.7%
Terraced47.8%
Flat/maisonette43.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£86k£69k-20.3%1.5
Post-dot-com plateau2001–2004£93k£100k+7.5%2
Pre-crash peak2006–2006£220k£220k+0%1
GFC & correction2009–2010£195k£110k-43.6%1
Help-to-Buy recovery2013–2016£230k£380k+65.3%1.5
Brexit uncertainty2017–2018£120k£415k+245.8%1
Pandemic surge2021–2021£385k£385k+0%1
Rate-rise correction2022–2023£175k£310k+77.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
16.5%
District
15.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
22.6 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
43 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
45 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
52 min walk
No bus stops within 400m

6

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park312m
Santander docks (800m)0
Nearest cycle dock13.2 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: 17.9 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.0 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

3 min walk

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.4 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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Best-one295 m
Tesco Express760 m
Food hygiene (5-star)62% of 26

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

3 TREES HOUSES LTD
BRZASK LTD
GALAJ ENGINEERS LTD
HER MODESTY FASHION LTD
HTK4 LTD

+6 more

Investment

Investment grade, yield and market outlook

61

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 owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

17.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,729m
Crossrail 2 route18,565m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,156 nationally

1,770

Est. population

6,943/km²

55%

Employed

34%

Degree educated

£41,800

Median income

7.5%

Claimant rate

SuburbanMedium densityMixed

43

Community stability

Age profile

31%
18%
24%
16%
Under 1831%
18–3418%
35–4924%
50–6416%
65+12%

Tenure

17%
28%
21%
24%
Own outright18%
Own (mortgage)28%
Private rent21%
Social rent24%
Shared ownership9%
Rent free0%

Ethnicity

28%
35%
13%
White British28%
White Other8%
Asian35%
Black14%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household22%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent24%
Private rent21%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
6
Local approval rate
90%
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)
7
Largest scheme
183 homes · HAYES FOOTBALL CLUB, HAYES FOOTBALL CLUB, CHURCH ROAD, UB3 2LE
Pipeline pressure
NONE

Named schemes (500m)

505-509, 505-509, UXBRIDGE ROAD, 89-91 GRANGE ROAD, UB4 8HH45 homes
completed
THE CHESTNUTS BUILDING, THE CHESTNUTS BUILDING, BOTWELL LANE, WOOD END GREEN ROAD, HAYES, UB3 2RZ44 homes
completed
70, 70, WOOD END GREEN ROAD, HAYES, UB3 2SL27 homes
completed
LAND AT 555-559 AND REAR OF 551 & 553,, LAND AT 555-559 AND REAR OF 551 & 553,, UXBRIDGE ROAD, HAYES, UB4 8HP24 homes
completed
Herne House, Herne House, Church Walk, Hayes, UB3 2RL16 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 2SH

Full postcodeUB3 2SH
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.519739
Longitude-0.425383
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