Wood End · Hillingdon · Hayes and Harlington constituency · 51.51607, -0.40771

UB3 3ET— Wood End, Hillingdon

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

 

Schools 100%Safety 62/100Transport 9/100Yield 5.12%

Best for: Most buyers

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

Liveability
40
Safety
62
Schools
100
Transport
9
Environment
61
Investment
62

The bottom line

UB3 3ET offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 66 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB3 3ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+123.0% vs London avg

Deep-dive guides for UB3 3ET

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

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Postcode Personality

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How UB3 3ET 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 · 7 min walk

KS2: 106.9

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 21 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

144.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3125.0%

+92% vs borough

Crime by type

Other37%
Violence & sexual offences19%
Anti-social behaviour14%
Vehicle crime13%
Drug offences5%
Theft5%
Robbery5%
Burglary3%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

11

Incidents (1yr)

46

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.9km

Crime is +123% above London average

Property

Prices, sales volume and market trends

Avg floor area43 m²

EPC breakdown

B
1%
C
43%
D
2%

Based on 46 properties · Confidence: high

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£107,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
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
20.4 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
21 min walk
Hayes & HarlingtonNational Rail
21 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
29 min walk
Northolt Underground StationCentral
56 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
57 min walk
No bus stops within 400m

23

Walkability score

32

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park318m
Santander docks (800m)0
Nearest cycle dock11.9 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: 16.7 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 8.8 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

2 min walk

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketHayes Food Centre · 964 m
2 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)

1.3km

Post office

Nearby shops

Tesco Express669 m

Nearby cafes

Costa293 m

Nearby restaurants

McDonald's163 m
Hot House Pizza233 m
The Grapes257 m

Nearby gyms

More Energy302 m
Hillingdon Cycle Circuit598 m
Goals872 m

Nearby health

{my}dentist264 m
Food hygiene (5-star)45% of 58

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

A

High street health

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 score12/100
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

5.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,465m
Crossrail 2 route17,290m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,111 nationally

1,783

Est. population

2,627/km²

56%

Employed

30%

Degree educated

£37,000

Median income

4.9%

Claimant rate

SuburbanLow densitySocially diverse / deprived

37

Community stability

Age profile

27%
20%
24%
19%
Under 1828%
18–3420%
35–4924%
50–6419%
65+10%

Tenure

18%
26%
41%
Own outright11%
Own (mortgage)18%
Private rent26%
Social rent41%
Shared ownership5%
Rent free1%

Ethnicity

21%
38%
21%
White British21%
White Other9%
Asian38%
Black21%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household33%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent41%
Private rent26%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
14
Local approval rate
73%
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)
5
Largest scheme
100 homes · LAND AT MINET SITE 'A', LAND AT MINET SITE 'A', UXBRIDGE ROAD, UB4
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
360, 360, UXBRIDGE ROAD, HAYES, UB4 0HF20 homes
completed
212, 212, COLDHARBOUR LANE, HAYES, UB3 3EQ4 homes
completed
19, 19, Hesa Road, Hayes, UB3 2DP2 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 3ET

Full postcodeUB3 3ET
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.516074
Longitude-0.407710
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