Wood End · Hillingdon · Hayes and Harlington constituency · 51.51374, -0.40648

UB3 3AS— Wood End, Hillingdon

Location and area intelligence for UB3 3AS, Wood End, Hillingdon

 

Schools 100%Safety 72/100Transport 11/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
47
Safety
72
Schools
100
Transport
11
Environment
61
Investment
62

The bottom line

UB3 3AS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 66 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB3 3AS

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+29.0% vs London avg

Deep-dive guides for UB3 3AS

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

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How UB3 3AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Minet Junior School

Not yet inspected · 4 min walk

KS2: 106.9

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 24 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 28 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 1023.1%

+11% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Vehicle crime17%
Anti-social behaviour10%
Burglary8%
Drug offences8%
Theft5%
Robbery3%

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) · 2.8km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area95.4 m²

EPC breakdown

C
1%
D
9%
E
3%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 91%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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£238,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+7.7%

Total change

+545%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-45.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached90.5%
Terraced9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£157k+130%1.8
Post-dot-com plateau2001–2002£164k£197k+19.8%3
Pre-crash peak2005–2006£268k£250k-6.6%1
GFC & correction2010–2011£277k£317k+14.5%1
Brexit uncertainty2018–2018£453k£453k+0%1
Pandemic surge2021–2021£440k£440k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+4.9% alpha

Semi-detached+4.9% α
Local
21.1%
District
16.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing16
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 StationGreat Western Railway line
18.4 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
19 min walk
Hayes & HarlingtonNational Rail
19 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
27 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
57 min walk
Northolt Underground StationCentral
58 min walk
No bus stops within 400m

21

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria71 min ↑
Waterloo ★66 min
Canary Wharf69 min ↑
City69 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park352m
Santander docks (800m)0
Nearest cycle dock11.8 km

Nearby car parks

🅿️
Minet Country Park
688m

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: 16.6 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 9.0 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

PES@SPECSAVERS HAYES LOMBARDY, NWL

SPECSAVERS OPTICIANS, LOMBARDY RETAIL PARK, COLDHARBOUR LANE, UB3 3EX

4 min walk

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 1.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketHayes Food Centre · 823 m
4 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)

1.2km

Post office

Nearby shops

Londis753 m
Tesco Express923 m

Nearby cafes

Costa382 m

Nearby restaurants

McDonald's400 m
Hot House Pizza486 m
The Grapes488 m

Nearby gyms

Hillingdon Cycle Circuit404 m
More Energy460 m
Goals624 m

Nearby health

{my}dentist515 m
Food hygiene (5-star)57% of 35

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AK 7 LONDON MANAGEMENT LTD
AP HOME LONDON LTD
FINANCIAL FRONTIER INVESTMENTS LTD
LUXE AUTO MART LTD
NAIL EDITS BY DEEPKA LTD

+2 more

Investment

Investment grade, yield and market outlook

62

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 score14/100
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

15

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,355m
Crossrail 2 route17,094m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,014 nationally

1,742

Est. population

9,219/km²

54%

Employed

30%

Degree educated

£37,000

Median income

4.0%

Claimant rate

SuburbanHigh densityMixed

45

Community stability

Age profile

25%
20%
24%
17%
13%
Under 1825%
18–3420%
35–4924%
50–6418%
65+13%

Tenure

25%
29%
26%
18%
Own outright25%
Own (mortgage)29%
Private rent26%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

17%
52%
13%
White British17%
White Other6%
Asian52%
Black13%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household22%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent26%
Social rent18%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
11
Local approval rate
70%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
100 homes · LAND AT MINET SITE 'A', LAND AT MINET SITE 'A', UXBRIDGE ROAD, UB4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT MINET SITE 'A', LAND AT MINET SITE 'A', UXBRIDGE ROAD, UB4100 homes
completed
LAND ADJACENT HAYES BY-PASS, EAST OF, LAND ADJACENT HAYES BY-PASS, EAST OF, AVONDALE DRIVE, UB358 homes
completed
LAND AT, LAND AT, ABBOTSWOOD WAY, STIRLING ROAD, UB336 homes
completed
360, 360, UXBRIDGE ROAD, HAYES, UB4 0HF20 homes
completed
53-55, 53-55, Abbotswood Way, Hayes, UB3 3PF3 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 3AS

Full postcodeUB3 3AS
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.513737
Longitude-0.406480
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