Wood End · Hillingdon · Hayes and Harlington constituency · 51.51353, -0.41078

UB3 3HQ— Wood End, Hillingdon

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

 

Schools 100%Safety 72/100Transport 17/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
45
Safety
72
Schools
60
Transport
17
Environment
42
Investment
62

The bottom line

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

The catches: 59 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 3HQ

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 3HQ

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

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How UB3 3HQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Minet Junior School

Not yet inspected · 4 min walk

KS2: 106.9

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 19 min walk

P8: -1.88A8: 27.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 23 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

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)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.6km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area105.3 m²

EPC breakdown

B
4%
D
2%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 93%Detached 7%

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£263,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsAverage thermal transmittance 0.22 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2014 · CAGR

+5.8%

Total change

+134%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.7%

per year

Acceleration

-141.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Detached6.7%
Semi-detached93.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£144k£141k-2.1%1
Post-dot-com plateau2003–2003£228k£228k+0%3
Pre-crash peak2007–2007£187k£187k+0%2
GFC & correction2008–2012£273k£517k+89.4%1.3
Help-to-Buy recovery2014–2014£338k£338k+0%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
3.6%
District
3.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
16.1 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
17 min walk
Hayes & HarlingtonNational Rail
17 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
30 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
54 min walk
Hounslow West Underground StationPiccadilly
60 min walk
No bus stops within 400m

13

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★59 min
Canary Wharf62 min ↑
City63 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 park491m
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 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: 16.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 16%
Less green space than 90% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.2 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

KINCORA DOCTORS SURGERY

COLDHARBOUR LANE, UB3 3HG

3 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.2 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

8

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (719 m)

Nearest supermarketHayes Food Centre · 610 m

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)

942m

Post office

Nearby shops

Tesco Express803 m
Global Wines826 m
Ali Halal Meat900 m
Brother's Food Centre918 m

Nearby cafes

Costa609 m

Nearby restaurants

McDonald's517 m
Hot House Pizza576 m
The Grapes610 m
Peri Peri776 m

Nearby pubs

The Botwell Inn719 m

Nearby gyms

More Energy285 m
Hillingdon Cycle Circuit695 m
Botwell Green Sports and Leisure Centre778 m

Nearby pharmacies

Superdrug937 m

Nearby health

{my}dentist608 m
Food hygiene (5-star)33% of 102

Business

Local businesses registered here

Active businesses
9
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

ARD ESTATES LTD
BABAJI ESTATES LTD
M&R DREAM HOMES LIMITED
MIDDLESEX CLEANERS LIMITED
R&M DREAM HOMES LIMITED

+4 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

16.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,650m
Crossrail 2 route17,347m

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)
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)
8
Largest scheme
66 homes · UXBRIDGE COLLEGE (HAYES CENTRE), UXBRIDGE COLLEGE (HAYES CENTRE), COLDHARBOUR LANE, UB3
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
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 3HQ

Full postcodeUB3 3HQ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.513526
Longitude-0.410782
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