Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.49856, -0.41346

UB3 4PN— Pinkwell, Hillingdon

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 42/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
52
Safety
68
Schools
90
Transport
42
Environment
77
Investment
71

The bottom line

UB3 4PN 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: 61 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 4PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for UB3 4PN

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How UB3 4PN 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 · 7 min walk

KS2: 107.8

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 16 min walk

P8: +0.60A8: 54.2

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 486.0%

+44% vs borough

Crime by type

Other29%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime14%
Burglary6%
Theft6%
Drug offences5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.3km

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area101.5 m²

EPC breakdown

C
1%
D
7%

Based on 8 properties · Confidence: low

Street mix

Semi 75%Terraced 25%

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£253,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2020 · CAGR

+7.5%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+5.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£92k£92k+0%1
Post-dot-com plateau2003–2003£205k£205k+0%1
Pre-crash peak2006–2006£235k£235k+0%1
GFC & correction2011–2011£110k£110k+0%1
Help-to-Buy recovery2013–2016£280k£440k+57.1%1
Brexit uncertainty2019–2019£434k£434k+0%1
Pandemic surge2020–2020£453k£453k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

18

Walkability score

37

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park447m
Santander docks (800m)0
Nearest cycle dock12.2 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: 17.2 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.4 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

1 min walk

81%

Recommend GP

81%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.8 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

13

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 (801 m)

Nearest supermarketSave More Superstore · 811 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)

999m

Post office

Nearby shops

Drinks Direct79 m
Tesco Express595 m
Nepalese Centre817 m
Nur Food Centre850 m

Nearby cafes

Cafe Vaknat824 m
T4 Tea For U910 m
Costa994 m

Nearby restaurants

Pizza Delicacia77 m
Subway520 m
Namaste Gurkha820 m
KFC831 m

Nearby pubs

The Old Crown801 m
The Botwell Inn1.1 km

Nearby pharmacies

Boots943 m
Superdrug1.0 km
Food hygiene (5-star)48% of 25

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AKAAL A1 CONSTRUCTION LTD
GRANDSCALE CONSTRUCTIONS LTD
H P CONTRACTORS LTD
REIGNSCARE LTD

Investment

Investment grade, yield and market outlook

71

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 score12/100
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

25.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,752m
Crossrail 2 route16,740m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,077 nationally

2,331

Est. population

7,617/km²

62%

Employed

39%

Degree educated

£46,300

Median income

6.0%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

27%
26%
24%
14%
Under 1827%
18–3426%
35–4924%
50–6414%
65+10%

Tenure

17%
23%
41%
15%
Own outright17%
Own (mortgage)23%
Private rent41%
Social rent15%
Shared ownership4%

Ethnicity

58%
White British9%
White Other10%
Asian57%
Black12%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine26%
No car household33%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Private rent41%
Social rent15%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
19
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
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
FORMER NESTLE FACTORY, NESTLES AVENUE, HAYES11 homes
completed
141b, 141b, North Hyde Road, UB32 homes
completed
48, 48, ROSEVILLE ROAD, HAYES, UB3 4QX2 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 4PN

Full postcodeUB3 4PN
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.498563
Longitude-0.413464
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