Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49948, -0.42190

UB3 4NY— Pinkwell, Hillingdon

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

High-connectivity investment target

 

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

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
46
Safety
65
Schools
—
Transport
51
Environment
58
Investment
59

The bottom line

UB3 4NY offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 60 min to waterloo — above average for this zone.

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Location

UB3 4NY

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 4NY

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

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🚇 Well-Connected🔒 Very Safe

“High-connectivity investment target”

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How UB3 4NY 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 · 28 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 881m

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£5,667/m²
Price per ft²£526/ft²
Avg floor area59 m²

EPC breakdown

B
4%
C
22%
D
32%
E
9%
F
3%

Based on 70 properties · Confidence: high

Street mix

Semi 2%Terraced 2%Flat 96%

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£147,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2025 · CAGR

+6.8%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.4%

per year

Acceleration

+0.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached2.2%
Terraced2.2%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£90k+76.4%1
Post-dot-com plateau2001–2003£88k£138k+57.7%3.7
Pre-crash peak2005–2007£159k£175k+10.1%2.7
GFC & correction2008–2011£175k£170k-2.9%1.5
Help-to-Buy recovery2014–2016£190k£170k-10.5%1.7
Brexit uncertainty2017–2019£258k£297k+15.1%2.7
Pandemic surge2021–2021£275k£275k+0%1
Rate-rise correction2022–2023£245k£325k+32.7%1.5
Current market2024–2025£332k£340k+2.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
6.1%
District
6.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
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 Rail StationElizabeth line line
4.9 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
39 min walk
Hatton Cross Underground StationPiccadilly
46 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
46 min walk
No bus stops within 400m

29

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park287m
Santander docks (800m)0
Nearest cycle dock12.8 km

Nearby car parks

🅿️
Music Box
792m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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: 17.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 13%
Less green space than 76% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.6 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

2 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Old Crown (617 m)

Nearest supermarketSave More Superstore · 632 m

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)

841m

Post office

Nearby shops

Tesco Express139 m
Drinks Direct617 m
Nepalese Centre641 m
Nur Food Centre694 m

Nearby cafes

Asda Café252 m
Cafe Vaknat652 m
T4 Tea For U739 m
Costa833 m

Nearby restaurants

London Hayes436 m
Pizza Delicacia599 m
KFC637 m
Namaste Gurkha646 m

Nearby pubs

The Old Crown617 m
Great Western647 m
The Botwell Inn1.0 km

Nearby gyms

Botwell Green Sports and Leisure Centre1.0 km

Nearby pharmacies

Boots774 m
Superdrug849 m
Food hygiene (5-star)37% of 82

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ENROL BRIDGE LIMITED
LONDON FINEST TYRES LIMITED
PUSKODE IT LTD
SILVER MOON LTD
WHITE PHASE LTD

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 score15/100
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

36.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,339m
Crossrail 2 route17,307m

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)
14
Planning apps (3 years)
15
Local approval rate
93%
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
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
DWELLINGS BETWEEN, 1-119, DWELLINGS BETWEEN, 1-119, WOOLACOMBE WAY, UB327 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 4NY

Full postcodeUB3 4NY
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.499477
Longitude-0.421903
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