Wood End · Hillingdon · Hayes and Harlington constituency · 51.51485, -0.40961

UB3 3HH— Wood End, Hillingdon

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

 

Schools 100%Safety 62/100Transport 11/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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

Liveability
37
Safety
62
Schools
100
Transport
11
Environment
42
Investment
48

The bottom line

UB3 3HH offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers 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 Families.

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Location

UB3 3HH

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 3HH

🛡️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 3HH 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 · 5 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 24 min walk

3 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.7km

Crime is +123% above 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£5,538/m²
Price per ft²£515/ft²
Avg floor area100 m²

EPC breakdown

D
6%
E
4%

Based on 10 properties · Confidence: medium

Street mix

Semi 78%Terraced 4%Detached 9%Flat 9%

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£250,000
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 CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+611%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.0%

per year

Acceleration

+7.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Detached8.7%
Semi-detached78.3%
Terraced4.3%
Flat/maisonette8.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£76k£117k+53.9%1.7
Post-dot-com plateau2001–2004£100k£249k+148.5%2
Pre-crash peak2005–2005£250k£250k+0%2
GFC & correction2009–2010£223k£292k+31%3
Brexit uncertainty2018–2019£527k£496k-5.9%1
Rate-rise correction2023–2023£500k£500k+0%1
Current market2025–2025£540k£540k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.8% alpha

Semi-detached+1.8% α
Local
10.4%
District
8.6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
18.2 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
30 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
55 min walk
Northolt Underground StationCentral
58 min walk
No bus stops within 400m

17

Walkability score

22

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park472m
Santander docks (800m)0
Nearest cycle dock12.1 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: 16.8 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 90% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.1 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

TOWNFIELD DOCTORS SURGERY

HAYES COMMUNITY CAMPUS, 34 COLLEAGE WAY, UB3 3DZ

2 min walk

55%

Recommend GP

55%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

6

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (886 m)

Nearest supermarketHayes Food Centre · 778 m

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)

1.1km

Post office

Nearby shops

Tesco Express700 m
Global Wines994 m

Nearby cafes

Costa464 m

Nearby restaurants

McDonald's350 m
Hot House Pizza408 m
The Grapes443 m
Peri Peri944 m

Nearby pubs

The Botwell Inn886 m

Nearby gyms

More Energy210 m
Hillingdon Cycle Circuit649 m
Goals870 m
Botwell Green Sports and Leisure Centre942 m

Nearby health

{my}dentist440 m
Food hygiene (5-star)43% of 76

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HAVEN CRAFT INTERIORS LTD
KARTAR HAULAGE LTD
MAGNA GREEN SERVICE LIMITED
PUNJABI FASHION LIMITED
RK GILL LTD

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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

22.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,583m
Crossrail 2 route17,344m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
17
Local approval rate
77%
Borough approval rate
84%
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)
4
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
212, 212, COLDHARBOUR LANE, HAYES, UB3 3EQ4 homes
completed
37, 37, Birchway, Hayes, UB3 3PA3 homes
completed
18, 18, Sterling Road, Hayes, UB3 3AQ2 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 3HH

Full postcodeUB3 3HH
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.514850
Longitude-0.409612
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