Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.50235, -0.41601

UB3 4SN— Pinkwell, Hillingdon

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

Urban convenience personified

 

Safety 68/100Transport 49/100Yield 4.20%

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
46
Safety
68
Schools
—
Transport
49
Environment
57
Investment
49

The bottom line

UB3 4SN offers low crime at £386,000 median — strong value for Families who can accept its trade-offs.

The catch: 57 min to waterloo — above average for this zone.

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Location

UB3 4SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-25.8% vs London avg
vs London income+10.2% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for UB3 4SN

🛡️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

“Urban convenience personified”

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How UB3 4SN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 9 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 10 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.4km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

£386,000

Median sale price

26% below London median

£386,000 is 26% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)29
New build100.0%
Avg flat£386,000
Price per m²£6,784/m²
Price per ft²£630/ft²
Avg floor area56.9 m²

EPC breakdown

B
79%

Based on 79 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£6,800
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,380

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.3×

Price-to-income

£1,931/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,250
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.12 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£386k£386k+0%29

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

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
3.5 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
33 min walk
Hounslow West Underground StationPiccadilly
48 min walk
Hatton Cross Underground StationPiccadilly
50 min walk
No bus stops within 400m

34

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 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)

1

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock12.4 km

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
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 91% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.9 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

COMMUNITY DIABETES CLINIC

HESA HEALTH CENTRE, 52 STATION ROAD, UB3 4DS

5 min walk

6

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.7 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

11

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Crown (354 m)

Nearest supermarketSave More Superstore · 362 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)

543m

Post office

Nearby shops

Tesco Express313 m
Nepalese Centre366 m
Nur Food Centre395 m
Mashaallah Food Centre417 m

Nearby cafes

Cafe Vaknat372 m
T4 Tea For U455 m
Costa538 m
Asda Café647 m

Nearby restaurants

Namaste Gurkha369 m
KFC383 m
Roop Food Corner389 m
Cheatmeals451 m

Nearby pubs

The Old Crown354 m
The Botwell Inn655 m

Nearby gyms

Botwell Green Sports and Leisure Centre705 m

Nearby pharmacies

Boots487 m
Superdrug552 m
Food hygiene (5-star)33% of 147

Business

Local businesses registered here

Active businesses
2
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

FLEX-GO ENERGY LIMITED
SIX ONE CONCEPT LTD

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

39.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,938m
Crossrail 2 route17,092m

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%
Price vs London-25.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
25
Local approval rate
83%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
339
Largest scheme
331 homes · Chailey Industrial Estate, Chailey Industrial Estate, Pump Lane, Hayes, UB3 3NB
Pipeline pressure
NONE

Named schemes (500m)

Chailey Industrial Estate, Chailey Industrial Estate, Pump Lane, Hayes, UB3 3NB331 homes
completed
LAND ADJACENT TO, LAND ADJACENT TO, MOUNT ROAD, UB311 homes
completed
FORMER NESTLE FACTORY, NESTLES AVENUE, HAYES11 homes
completed
2, 2, Black Rod Close, Hayes, UB3 4QJ2 homes
completed
60A, 60A, Station Road, Hayes, UB3 4DF2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£386,000)

£6,800

Standard buyer

£0

First-time buyer

Save £6,800

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB3 4SN

Full postcodeUB3 4SN
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.502347
Longitude-0.416012
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