Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49857, -0.41851

UB3 4PD— Pinkwell, Hillingdon

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

High-connectivity investment target

 

Safety 70/100Transport 49/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
46
Safety
70
Schools
—
Transport
49
Environment
78
Investment
55

The bottom line

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

The catch: 61 min to waterloo — above average for this zone.

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Location

UB3 4PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for UB3 4PD

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How UB3 4PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Cranford Park Academy

Not yet inspected · 4 min walk

KS2: 107.8

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 31 min walk

1 primaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.0km

Crime is +43% 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£5,470/m²
Price per ft²£508/ft²
Avg floor area91.5 m²

EPC breakdown

C
2%
D
7%
E
1%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 36%Terraced 64%

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£228,750
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

1995–2025 · CAGR

+6.8%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.0%

per year

Acceleration

-79.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached36%
Terraced64%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£115k+63.5%2
Post-dot-com plateau2002–2004£190k£235k+23.7%1.3
Pre-crash peak2005–2007£205k£262k+27.8%1.7
Brexit uncertainty2017–2018£368k£325k-11.7%1
Pandemic surge2021–2021£435k£435k+0%1
Rate-rise correction2022–2023£323k£550k+70.5%1
Current market2025–2025£501k£501k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
12.4%
District
12.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
7 min walk
Hayes & HarlingtonNational Rail
7 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
36 min walk
Hatton Cross Underground StationPiccadilly
44 min walk
Hounslow West Underground StationPiccadilly
45 min walk
No bus stops within 400m

20

Walkability score

9

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)

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Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park471m
Santander docks (800m)0
Nearest cycle dock12.6 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.6 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.5 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

NORTH HYDE ROAD SURGERY

167 NORTH HYDE ROAD, UB3 4NS

4 min walk

81%

Recommend GP

81%

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 · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Old Crown (693 m)

Nearest supermarketSave More Superstore · 707 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)

920m

Post office

Nearby shops

Tesco Express306 m
Drinks Direct363 m
Nepalese Centre715 m
Nur Food Centre763 m

Nearby cafes

Asda Café507 m
Cafe Vaknat725 m
T4 Tea For U818 m
Costa913 m

Nearby restaurants

Pizza Delicacia345 m
London Hayes683 m
Namaste Gurkha720 m
KFC720 m

Nearby pubs

The Old Crown693 m
The Botwell Inn1.1 km

Nearby gyms

Botwell Green Sports and Leisure Centre1.1 km

Nearby pharmacies

Boots855 m
Superdrug929 m
Food hygiene (5-star)28% of 67

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AMERICANU LIMITED
AVONTIC LTD
K BAJWA CONTRUCTION LTD
LAVIAR LTD
PRABH JANDU TRADING LTD

Investment

Investment grade, yield and market outlook

55

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

38.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,102m
Crossrail 2 route17,051m

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

Inner cityHigh 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)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
22
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
120 homes · 20-30, 20-30, BLYTH ROAD, HAYES, UB3 1BY
Pipeline pressure
NONE

Named schemes (500m)

HYDE HOUSE, HYDE HOUSE, NEWHAVEN CLOSE, UB316 homes
completed
FORMER NESTLE FACTORY, NESTLES AVENUE, HAYES11 homes
completed
73-101, 73-101, ST. DUNSTANS CLOSE, UB3 4LX10 homes
completed
32, 32, North Hyde Road, Hayes, UB3 4NE7 homes
completed
58/60, 58/60, Nestles Avenue, Hayes, UB3 4QB6 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 4PD

Full postcodeUB3 4PD
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.498568
Longitude-0.418506
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