Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49760, -0.42705

UB3 4AN— Pinkwell, Hillingdon

Location and area intelligence for UB3 4AN, Pinkwell, Hillingdon

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 46/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
51
Safety
65
Schools
60
Transport
46
Environment
59
Investment
61

The bottom line

UB3 4AN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 60 min to waterloo — above average for this zone.

Check your dealbreakers

Toggle the things that matter to you — see how UB3 4AN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB3 4AN meets your needs.

Location

UB3 4AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime+92.0% vs London avg

Deep-dive guides for UB3 4AN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB3 4AN with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How UB3 4AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cranford Park Academy

Not yet inspected · 7 min walk

KS2: 107.8

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: -1.88A8: 27.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

124.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 473.8%

+66% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour16%
Vehicle crime12%
Theft7%
Robbery5%
Burglary5%
Drug offences1%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 478m

Crime is +92% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,167/m²
Price per ft²£480/ft²
Avg floor area91.8 m²

EPC breakdown

C
14%
D
24%
E
6%

Based on 44 properties · Confidence: high

Street mix

Semi 42%Terraced 19%Detached 6%Flat 33%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£229,500
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
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.9%

per year

Acceleration

-20.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 47 sales

Property Type Mix

Total: 47 sales

Detached6.4%
Semi-detached42.6%
Terraced19.1%
Flat/maisonette31.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£58k£108k+86.4%2.2
Post-dot-com plateau2001–2004£147k£237k+61.8%3.5
Pre-crash peak2006–2007£250k£203k-19%6.5
GFC & correction2008–2012£250k£300k+20%1.2
Help-to-Buy recovery2014–2015£350k£370k+5.7%1
Pandemic surge2020–2020£470k£470k+0%1
Current market2024–2025£510k£449k-11.9%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Semi-detached

-1% alpha

Flat/maisonette+1.2% α
Local
6.2%
District
5%
Semi-detached-1% α
Local
11.1%
District
12.1%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing16
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Hayes & Harlington Rail StationElizabeth line line
9.1 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
9 min walk
Hayes & HarlingtonNational Rail
9 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
43 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
43 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
43 min walk
No bus stops within 400m

15

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★60 min
Canary Wharf63 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park328m
Santander docks (800m)0
Nearest cycle dock13.2 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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.5 km

Energy

Solar: 855 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 yield855.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAYES MEDICAL CENTRE

157 OLD STATION ROAD, UB3 4NA

6 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.6 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

11

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketSave More Superstore · 978 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express524 m
Nepalese Centre986 m

Nearby cafes

Asda Café375 m
Cafe Vaknat997 m

Nearby restaurants

London Hayes505 m
KFC976 m
Namaste Gurkha992 m

Nearby pubs

Great Western246 m
The Old Crown963 m

Nearby gyms

Harlington Sports Centre646 m
Food hygiene (5-star)47% of 32

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
5
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

ABDULLAH TRADERS LTD
AMES MART LTD
GKAR LTD
GTU LTD
HUSTLE MART LIMITED

+3 more

Investment

Investment grade, yield and market outlook

61

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
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

45.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,695m
Crossrail 2 route17,527m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,165 nationally

1,934

Est. population

7,011/km²

59%

Employed

30%

Degree educated

£46,300

Median income

5.0%

Claimant rate

Inner cityHigh densityMixed

42

Community stability

Age profile

25%
23%
24%
17%
Under 1825%
18–3423%
35–4924%
50–6417%
65+10%

Tenure

28%
27%
37%
Own outright28%
Own (mortgage)27%
Private rent37%
Social rent8%
Shared ownership0%

Ethnicity

68%
White British8%
White Other7%
Asian68%
Black6%
Mixed2%
Other9%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household26%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent37%
Social rent8%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
8
Local approval rate
100%
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)
294
Largest scheme
189 homes · THE OLD VINYL FACTORY SITE, THE OLD VINYL FACTORY SITE, BLYTH ROAD, HAYES, UB3 1BW
Pipeline pressure
NONE

Named schemes (500m)

DWELLINGS BETWEEN, 1-119, DWELLINGS BETWEEN, 1-119, WOOLACOMBE WAY, UB327 homes
completed
1-29, 1-29, Copthorn Mews, UB3 4BN8 homes
completed
29, 29, DAWLEY ROAD, HAYES, UB3 1LT8 homes
completed
31, 31, DAWLEY ROAD, HAYES, UB3 1LT5 homes
completed
31, 31, Bushey Road, Hayes, UB3 4AT4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
29%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Live in UB3 4AN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB3 4AN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB3 4AN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB3 4AN

Full postcodeUB3 4AN
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.497604
Longitude-0.427054
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