Wood End · Hillingdon · Hayes and Harlington constituency · 51.52281, -0.43780

UB3 2TT— Wood End, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 9/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
43
Safety
76
Schools
60
Transport
9
Environment
47
Investment
48

The bottom line

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

The catch: 73 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 2TT

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-11.0% vs London avg

Deep-dive guides for UB3 2TT

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB3 2TT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Wood End Park Academy

Not yet inspected · 7 min walk

KS2: 107.0

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 8 min walk

P8: +0.21A8: 42.0

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 · 7 min walk

3 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.0 incidents per 1,000 residents

Better than 56% of London
↑ Rising 955.6%

-23% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour14%
Vehicle crime12%
Burglary7%
Theft6%
Robbery4%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.4km

Crime is 11% 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£7,211/m²
Price per ft²£670/ft²
Avg floor area74.3 m²

EPC breakdown

C
4%
D
19%
E
2%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 92%Terraced 3%Detached 3%Flat 3%

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£185,750
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

+7.1%

Total change

+680%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

+16.91

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Semi-detached91.7%
Terraced2.8%
Flat/maisonette2.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£130k+90.5%2
Post-dot-com plateau2001–2004£140k£195k+39.3%1.5
Pre-crash peak2005–2007£195k£230k+17.9%2.3
GFC & correction2008–2012£249k£245k-1.6%1
Help-to-Buy recovery2013–2014£254k£430k+69.3%1
Brexit uncertainty2019–2019£450k£450k+0%1
Pandemic surge2020–2020£435k£435k+0%1
Rate-rise correction2022–2022£537k£537k+0%1
Current market2024–2025£490k£530k+8.2%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
11%
District
11.2%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
31 min walk
Hayes & HarlingtonNational Rail
31 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
35 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
44 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
48 min walk
No bus stops within 400m

8

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria79 min ↑
Waterloo ★73 min
Canary Wharf76 min ↑
City76 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock14.1 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 waterLOW
Low
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: 18.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 5.2 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

5 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

24

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 · 1.2 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)

944m

Post office

Food hygiene (5-star)53% of 30

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ARCHANADEVI LTD
ASUSE LTD
HABISTRANSPORT&LOGISTICS LTD
HANJRA ROOFING LIMITED
MEGACORP GROUP LTD

+4 more

Investment

Investment grade, yield and market outlook

48

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 owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

24.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,625m
Crossrail 2 route19,487m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,228 nationally

1,638

Est. population

8,469/km²

58%

Employed

30%

Degree educated

£37,000

Median income

4.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

26%
21%
21%
20%
Under 1826%
18–3421%
35–4921%
50–6420%
65+12%

Tenure

20%
27%
23%
29%
Own outright20%
Own (mortgage)27%
Private rent23%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

26%
46%
White British26%
White Other6%
Asian46%
Black10%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine29%
No car household21%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent29%
Private rent23%

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
62%
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 END LIBRARY, 1346, HAYES END LIBRARY, 1346, UXBRIDGE ROAD, HAYES, UB4 8JQ15 homes
completed
LAND FORMING PART AND REAR OF 9, 11 AND 11A, LAND FORMING PART AND REAR OF 9, 11 AND 11A, CORWELL LANE, HILLINGDON, UB8 3DD14 homes
completed
1, 1, Corwell Lane, UB8 3DD6 homes
completed
65 KINGSWAY, HAYES5 homes
completed
1380, 1380, Uxbridge Road, Hillingdon, UB10 0NQ5 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 2TT

Full postcodeUB3 2TT
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.522809
Longitude-0.437804
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