Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49982, -0.42051

UB3 4NN— Pinkwell, Hillingdon

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

High-connectivity investment target

 

Safety 65/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
47
Safety
65
Schools
—
Transport
51
Environment
58
Investment
59

The bottom line

UB3 4NN offers 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.

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Location

UB3 4NN

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+92.0% vs London avg

Deep-dive guides for UB3 4NN

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

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Postcode Personality

🚇 Well-Connected🔒 Very Safe

“High-connectivity investment target”

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How UB3 4NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Cranford Park Academy

Not yet inspected · 6 min walk

KS2: 107.8

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 9 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 min walk

2 primaries · 1 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

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 981m

Crime is +92% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,471/m²
Price per ft²£694/ft²
Avg floor area87.6 m²

EPC breakdown

C
2%
D
6%

Based on 8 properties · Confidence: low

Street mix

Semi 89%Terraced 11%

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£219,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft 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

1997–2025 · CAGR

+7.4%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

+225.0%

per year

Acceleration

+262.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached88.9%
Terraced11.1%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£89k£152k+70.2%1.5
Post-dot-com plateau2001–2002£117k£175k+49%1.5
Pre-crash peak2005–2006£320k£200k-37.5%1
Current market2025–2025£650k£650k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-30.7% alpha

Semi-detached-30.7% α
Local
-22.5%
District
8.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Hayes & Harlington StationGreat Western Railway line
4.2 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
5 min walk
Hayes & HarlingtonNational Rail
5 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
37 min walk
Hatton Cross Underground StationPiccadilly
46 min walk
Hounslow West Underground StationPiccadilly
47 min walk
No bus stops within 400m

32

Walkability score

56

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 park329m
Santander docks (800m)0
Nearest cycle dock12.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 17.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 37%
Less green space than 76% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.7 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

3 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Old Crown (558 m)

Nearest supermarketSave More Superstore · 573 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

1

Libraries (1km)

0

Cinemas (2km)

786m

Post office

Nearby shops

Tesco Express111 m
Drinks Direct540 m
Nepalese Centre582 m
Nur Food Centre633 m

Nearby cafes

Asda Café324 m
Cafe Vaknat592 m
T4 Tea For U683 m
Costa779 m

Nearby restaurants

London Hayes490 m
Pizza Delicacia522 m
KFC581 m
Namaste Gurkha587 m

Nearby pubs

The Old Crown558 m
Great Western751 m
The Botwell Inn972 m

Nearby gyms

Botwell Green Sports and Leisure Centre973 m

Nearby pharmacies

Boots719 m
Superdrug795 m
Food hygiene (5-star)33% of 92

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AK EUROPEAN REAL ESTATE LIMITED
NGN DETAILING LTD
NK EUROPEAN REAL ESTATE LIMITED

Investment

Investment grade, yield and market outlook

59

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,243m
Crossrail 2 route17,238m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
21
Local approval rate
94%
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)
2
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)

20-30 BLYTH ROAD HAYES, 20-30, Blyth Road, Hayes, UB3 1BY120 homes
completed
20-30, 20-30, BLYTH ROAD, HAYES, UB3 1BY120 homes
completed
30/32, BLYTH ROAD, HAYES, UB3 1BY118 homes
completed
30/32, 30/32, Blyth Road, HAYES, UB3 1BY118 homes
completed
TRIDENT HOUSE 76, TRIDENT HOUSE 76, STATION ROAD, Hayes, UB3 4DJ60 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 4NN

Full postcodeUB3 4NN
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.499818
Longitude-0.420509
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