Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.50219, -0.42926

UB3 4FZ— Pinkwell, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 53/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
52
Safety
65
Schools
60
Transport
53
Environment
56
Investment
74

The bottom line

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

The catches: high noise levels nearby; 50 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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

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Location

UB3 4FZ

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 4FZ

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

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Compare UB3 4FZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How UB3 4FZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Botwell House Catholic Primary School

Not yet inspected · 11 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 4 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 · 22 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 882m

Crime is +92% above London average

Property

Prices, sales volume and market trends

Avg floor area41.1 m²

EPC breakdown

C
96%

Based on 96 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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£102,750
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.20 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
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 4

Good

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

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
8 min walk
Hayes & HarlingtonNational Rail
8 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
39 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
44 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
47 min walk
No bus stops within 400m

19

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria56 min ↑
Waterloo ★50 min
Canary Wharf53 min ↑
City54 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park40m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Music Box
305m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road · Rail Lden: 55 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 28%
Less green space than 100% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.5 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

5

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Great Western (547 m)

Nearest supermarketSave More Superstore · 760 m
1 sports halls

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)

874m

Post office

Nearby shops

Tesco Express576 m
Nepalese Centre766 m
Nur Food Centre805 m
Liquor 38815 m

Nearby cafes

Asda Café341 m
Cafe Vaknat773 m
T4 Tea For U809 m
The Set @ The Squareabout960 m

Nearby restaurants

London Hayes190 m
KFC745 m
Namaste Gurkha769 m
Roop Food Corner800 m

Nearby pubs

Great Western547 m
The Old Crown749 m

Nearby gyms

Harlington Sports Centre727 m

Nearby pharmacies

Boots828 m
Food hygiene (5-star)47% of 34

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

74

Investment score

Strong

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

36.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,857m
Crossrail 2 route17,899m

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
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
12
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)
297
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)

THE OLD VINYL FACTORY SITE, THE OLD VINYL FACTORY SITE, BLYTH ROAD, HAYES, UB3 1BW189 homes
completed
THE OLD VINYL FACTORY, The Old Vinyl Factory, BLYTH ROAD, HAYES, UB3 1SY181 homes
completed
HPH3, Hyde Park Hayes, MILLINGTON ROAD, Hayes, UB3 4AZ113 homes
completed
243, 243, Blyth Road, UB3 1DD57 homes
completed
THE OLD VINYL FACTORY SITE, THE OLD VINYL FACTORY SITE, BLYTH ROAD, HAYES, UB3 1BW54 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 4FZ

Full postcodeUB3 4FZ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.502193
Longitude-0.429259
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