Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49592, -0.41443

UB3 4JZ— Pinkwell, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 32/100Yield 5.12%

Best for: Families, Investors, Owner-occupiers

Compare areas

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

Liveability
53
Safety
72
Schools
90
Transport
32
Environment
78
Investment
74

The bottom line

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

The catches: high noise levels nearby and 61 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB3 4JZ 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 4JZ meets your needs.

Location

UB3 4JZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for UB3 4JZ

🛡️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 4JZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How UB3 4JZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranford Park Academy

Not yet inspected · 5 min walk

KS2: 107.8

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 13 min walk

P8: +0.60A8: 54.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.7 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 2680.0%

+8% vs borough

Crime by type

Violence & sexual offences24%
Other22%
Anti-social behaviour17%
Vehicle crime14%
Drug offences10%
Burglary6%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.2km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area70.4 m²

EPC breakdown

C
6%
D
25%
E
8%

Based on 39 properties · Confidence: high

Street mix

Semi 14%Terraced 86%

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£176,000
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
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.1%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.8%

per year

Acceleration

+36.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached14.8%
Terraced85.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£107k+67.6%4.3
Post-dot-com plateau2001–2004£110k£178k+61.8%4.2
Pre-crash peak2005–2007£245k£234k-4.4%5.7
GFC & correction2008–2012£223k£205k-8.1%2.4
Help-to-Buy recovery2013–2016£250k£380k+52%2
Brexit uncertainty2017–2019£368k£470k+27.9%2
Pandemic surge2021–2021£374k£374k+0%2
Rate-rise correction2023–2023£433k£433k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Semi-detached

-2.1% alpha

Terraced-0.3% α
Local
7.6%
District
7.9%
Semi-detached-2.1% α
Local
10.8%
District
12.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hayes & Harlington StationGreat Western Railway line
10.5 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
11 min walk
Hayes & HarlingtonNational Rail
11 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
34 min walk
Hounslow West Underground StationPiccadilly
40 min walk
Hatton Cross Underground StationPiccadilly
41 min walk
No bus stops within 400m

16

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria67 min ↑
Waterloo ★61 min
Canary Wharf64 min ↑
City65 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park527m
Santander docks (800m)0
Nearest cycle dock12.3 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: 17.3 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.1 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

NORTH HYDE ROAD SURGERY

167 NORTH HYDE ROAD, UB3 4NS

3 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Old Crown (1.0 km)

Nearest supermarketSave More Superstore · 1.1 km

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)

1.3km

Post office

Nearby shops

Drinks Direct226 m
Tesco Express713 m
Nepalese Centre1.1 km
Nur Food Centre1.1 km

Nearby cafes

Cafe Vaknat1.1 km

Nearby restaurants

Pizza Delicacia224 m
Subway615 m
Namaste Gurkha1.1 km
KFC1.1 km

Nearby pubs

The Old Crown1.0 km
Food hygiene (5-star)27% of 11

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

24/7 AIR SERVICES LTD
AGL HOMES LTD
ATOZINFO LIMITED
ECCA LIMITED
INTERCHORD LTD

+7 more

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 score13/100
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

26.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,818m
Crossrail 2 route16,664m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,321 nationally

1,702

Est. population

12,374/km²

58%

Employed

31%

Degree educated

£46,300

Median income

5.1%

Claimant rate

Inner cityHigh densityMixed

43

Community stability

Age profile

25%
24%
23%
18%
Under 1825%
18–3424%
35–4923%
50–6418%
65+10%

Tenure

25%
31%
35%
Own outright25%
Own (mortgage)31%
Private rent35%
Social rent9%
Shared ownership0%

Ethnicity

65%
14%
White British9%
White Other5%
Asian65%
Black5%
Mixed3%
Other14%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household19%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent35%
Social rent9%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
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)
0
Largest scheme
31 homes · LAND AT ALLOTMENT SITE, LAND AT ALLOTMENT SITE, WYRE GROVE, UB3
Pipeline pressure
NONE

Named schemes (500m)

LAND AT ALLOTMENT SITE, LAND AT ALLOTMENT SITE, WYRE GROVE, UB331 homes
completed
THE CRANE PH, WATERSPLASH LANE, HAYES, UB3 4QS27 homes
completed
141b, 141b, North Hyde Road, UB32 homes
completed
164, 164, North Hyde Road, Hayes, UB3 4NH2 homes
completed
169, 169, NORTH HYDE ROAD, HAYES, UB3 4NS2 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 4JZ? 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 4JZ.
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 4JZ

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

No spam. Unsubscribe anytime.

Key facts for UB3 4JZ

Full postcodeUB3 4JZ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.495924
Longitude-0.414434
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