Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49831, -0.42892

UB3 4BN— Pinkwell, Hillingdon

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

 

Schools 100%Safety 70/100Transport 25/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
70
Schools
60
Transport
25
Environment
59
Investment
52

The bottom line

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

The catches: 60 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 4BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for UB3 4BN

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

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How UB3 4BN 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 · 9 min walk

KS2: 107.8

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 9 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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.7 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 402.4%

+31% vs borough

Crime by type

Violence & sexual offences26%
Other22%
Anti-social behaviour22%
Vehicle crime14%
Burglary6%
Theft5%
Drug offences3%
Robbery2%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 474m

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,515/m²
Price per ft²£419/ft²
Avg floor area39.3 m²

EPC breakdown

B
2%
C
10%
D
19%
E
3%

Based on 34 properties · Confidence: high

Street mix

Terraced 15%Detached 2%Flat 84%

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£98,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+3.2%

Total change

+88%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

+0.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 62 sales

Property Type Mix

Total: 62 sales

Detached1.6%
Terraced14.5%
Flat/maisonette83.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£97k£125k+29.4%11.3
GFC & correction2008–2010£135k£250k+85.1%2
Help-to-Buy recovery2013–2016£124k£191k+54.3%2.8
Brexit uncertainty2017–2019£202k£178k-11.7%1.7
Rate-rise correction2022–2023£320k£200k-37.5%1
Current market2024–2025£190k£182k-4.2%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-0.5% alpha

Flat/maisonette+0.1% α
Local
3.3%
District
3.2%
Terraced-0.5% α
Local
3.8%
District
4.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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 Rail StationElizabeth line line
9.4 min walk
Hayes & Harlington

Nearby stations

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

15

Walkability score

29

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 park323m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Music Box
737m

Connectivity

Broadband and mobile coverage

100%

Full fibre

21%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed182 Mbps
Median download200 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 7.9 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

4

GPs within 1km

0

Dentists within 1km

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

12

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketSave More Superstore · 996 m
1 sports halls

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 Express588 m

Nearby cafes

Asda Café383 m

Nearby restaurants

London Hayes456 m

Nearby pubs

Great Western157 m
The White Hart, Harlington1.0 km

Nearby gyms

Harlington Sports Centre526 m
Goals719 m
Food hygiene (5-star)48% of 29

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

TRESTELLE LTD

Investment

Investment grade, yield and market outlook

52

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 score14/100
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

8/100

Velocity score

Future outlook

43.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,825m
Crossrail 2 route17,678m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,014 nationally

2,138

Est. population

11,090/km²

58%

Employed

30%

Degree educated

£46,300

Median income

5.0%

Claimant rate

SuburbanHigh densityMixed

42

Community stability

Age profile

27%
20%
25%
18%
Under 1827%
18–3420%
35–4925%
50–6418%
65+11%

Tenure

26%
29%
36%
Own outright26%
Own (mortgage)29%
Private rent36%
Social rent7%
Shared ownership2%
Rent free0%

Ethnicity

15%
54%
White British15%
White Other9%
Asian54%
Black8%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household24%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent36%
Social rent7%

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)
9
Planning apps (3 years)
13
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
295
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)

HPH3, Hyde Park Hayes, MILLINGTON ROAD, Hayes, UB3 4AZ113 homes
completed
97, 97, DAWLEY ROAD, 1A WALTHAM AVENUE, HAYES, UB3 1LX14 homes
completed
29, 29, DAWLEY ROAD, HAYES, UB3 1LT8 homes
completed
1-29, 1-29, Copthorn Mews, UB3 4BN8 homes
completed
31, 31, DAWLEY ROAD, HAYES, UB3 1LT5 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

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Key facts for UB3 4BN

Full postcodeUB3 4BN
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.498313
Longitude-0.428917
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