Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.50037, -0.41983

UB3 4QJ— Pinkwell, Hillingdon

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

High-connectivity investment target

 

Safety 68/100Transport 58/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
47
Safety
68
Schools
—
Transport
58
Environment
58
Investment
62

The bottom line

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

The catch: 50 min to waterloo — above average for this zone.

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Location

UB3 4QJ

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 4QJ

🛡️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 4QJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Cranford Park Academy

Not yet inspected · 7 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

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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.1km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,075/m²
Price per ft²£564/ft²
Avg floor area82.7 m²

EPC breakdown

C
26%
D
19%
E
4%
F
1%

Based on 50 properties · Confidence: high

Street mix

Semi 25%Terraced 36%Flat 39%

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£206,750
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, filled cavity
Roof(another dwelling above)
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

1996–2026 · CAGR

+8%

Total change

+909%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

-192.38

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached25.6%
Terraced37.2%
Flat/maisonette37.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£118k+122.6%2
Post-dot-com plateau2001–2004£107k£232k+117.3%3
Pre-crash peak2005–2007£162k£173k+6.8%2
GFC & correction2008–2012£245k£170k-30.6%1.2
Help-to-Buy recovery2013–2016£248k£246k-0.8%1.5
Pandemic surge2020–2021£520k£180k-65.4%1
Rate-rise correction2022–2023£435k£167k-61.6%1.5
Current market2025–2026£500k£535k+7%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+4.5% alpha

Weakest performer

Flat/maisonette

-3.7% alpha

Terraced+4.5% α
Local
15.3%
District
10.8%
Semi-detached+2.8% α
Local
8.4%
District
5.6%
Flat/maisonette-3.7% α
Local
3.4%
District
7.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

9out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing11
Trend Position10

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
3.4 min walk
Hayes & Harlington

Nearby stations

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

34

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria56 min ↑
Waterloo ★50 min
Canary Wharf53 min ↑
City54 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock12.7 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
NoiseMEDIUM
road
MODERATE
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: 25%
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

9

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Old Crown (492 m)

Nearest supermarketSave More Superstore · 507 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)

721m

Post office

Nearby shops

Tesco Express110 m
Nepalese Centre515 m
Drinks Direct526 m
Nur Food Centre566 m

Nearby cafes

Asda Café358 m
Cafe Vaknat526 m
T4 Tea For U618 m
Costa713 m

Nearby restaurants

London Hayes505 m
Pizza Delicacia509 m
KFC517 m
Namaste Gurkha521 m

Nearby pubs

The Old Crown492 m
The Botwell Inn901 m

Nearby gyms

Botwell Green Sports and Leisure Centre907 m

Nearby pharmacies

Boots654 m
Superdrug730 m
Food hygiene (5-star)34% of 106

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

E

High street health

Registered businesses

BIG BOSS FOOD & WINE LIMITED
EVEREST TRANSPORT LTD
SUKHMAN SETHI LTD

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

43.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,197m
Crossrail 2 route17,225m

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)
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)
3
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, 30/32, Blyth Road, HAYES, UB3 1BY118 homes
completed
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 4QJ

Full postcodeUB3 4QJ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.500367
Longitude-0.419827
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