Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49441, -0.42103

UB3 4LU— Pinkwell, Hillingdon

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

 

Safety 70/100Transport 34/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
39
Safety
70
Schools
—
Transport
34
Environment
86
Investment
62

The bottom line

UB3 4LU offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 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 4LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.7% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for UB3 4LU

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

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How UB3 4LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Cranford Park Academy

Not yet inspected · 2 min walk

KS2: 107.8

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 15 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.9 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 841.2%

+23% vs borough

Crime by type

Violence & sexual offences31%
Other21%
Vehicle crime16%
Anti-social behaviour15%
Burglary8%
Drug offences6%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 738m

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area85.4 m²

EPC breakdown

C
15%
D
12%
E
3%

Based on 30 properties · Confidence: high

Street mix

Terraced 100%

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£213,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsTimber frame, as built, partial insulation (assumed)
RoofPitched, no insulation
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

1997–2023 · CAGR

+6.9%

Total change

+465%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-5.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 14 sales

Property Type Mix

Total: 14 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£121k+95.2%1
Post-dot-com plateau2004–2004£185k£185k+0%1
Pre-crash peak2005–2007£183k£204k+11.5%1
GFC & correction2009–2011£155k£215k+38.7%1.5
Help-to-Buy recovery2013–2013£211k£211k+0%1
Pandemic surge2021–2021£410k£410k+0%1
Rate-rise correction2022–2023£390k£350k-10.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
11.4 min walk
Hayes & Harlington

Nearby stations

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

10

Walkability score

37

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park569m
Santander docks (800m)0
Nearest cycle dock12.8 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 waterMEDIUM
Medium
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: 17.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
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

HAYES MEDICAL CENTRE

157 OLD STATION ROAD, UB3 4NA

9 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Great Western (739 m)

No restaurants within 800m — nearest: Pizza Delicacia (641 m)

Nearest supermarketSave More Superstore · 1.2 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)

1.4km

Post office

Nearby shops

Drinks Direct653 m
Tesco Express697 m
Nepalese Centre1.2 km

Nearby cafes

Asda Café752 m
Cafe Vaknat1.2 km

Nearby restaurants

Pizza Delicacia641 m
London Hayes939 m
KFC1.2 km
Namaste Gurkha1.2 km

Nearby pubs

Great Western739 m
The Old Crown1.2 km
Food hygiene (5-star)33% of 12

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
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

A2I CONSULTING LTD
CAZZ COURIERS LTD
LONDON PLANT SOLUTIONS LTD
REVIVE TRADE LIMITED
SIMMA ENTERPRISES LTD

+1 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 score12/100
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

15.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,277m
Crossrail 2 route16,991m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,452 nationally

1,722

Est. population

11,263/km²

55%

Employed

27%

Degree educated

£42,700

Median income

6.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

30%
23%
22%
17%
Under 1830%
18–3423%
35–4922%
50–6417%
65+9%

Tenure

24%
22%
26%
28%
Own outright24%
Own (mortgage)22%
Private rent26%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

16%
50%
14%
White British16%
White Other7%
Asian50%
Black14%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine31%
No car household27%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent28%
Private rent26%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Planning apps (12 months)
6
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
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)
0
Largest scheme
27 homes · DWELLINGS BETWEEN, 1-119, DWELLINGS BETWEEN, 1-119, WOOLACOMBE WAY, UB3
Pipeline pressure
NONE

Named schemes (500m)

DWELLINGS BETWEEN, 1-119, DWELLINGS BETWEEN, 1-119, WOOLACOMBE WAY, UB327 homes
completed
73-101, 73-101, ST. DUNSTANS CLOSE, UB3 4LX10 homes
completed
Lock-up garage site rear of 17 and 19, Lock-up garage site rear of 17 and 19, Moston Close, Fuller Way, UB3 4LP7 homes
completed
1-7, 1-7, Lundy Drive, Hayes, UB3 4ES2 homes
completed
58 CROWLAND AVENUE, 58, HAYES2 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 4LU

Full postcodeUB3 4LU
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.494412
Longitude-0.421027
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