Pinkwell · Hillingdon · Hayes and Harlington constituency · 51.50136, -0.41641

UB3 4SQ— Pinkwell, Hillingdon

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

High-connectivity investment target

 

Safety 68/100Transport 49/100Yield 5.12%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
46
Safety
68
Schools
—
Transport
49
Environment
57
Investment
71

The bottom line

UB3 4SQ offers low crime — strong value for Families and Investors who can accept its trade-offs.

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

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Do you work from home?
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Location

UB3 4SQ

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 4SQ

🛡️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 4SQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Cranford Park Academy

Not yet inspected · 9 min walk

KS2: 107.8

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 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) · 1.3km

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area65.2 m²

EPC breakdown

B
20%

Based on 20 properties · Confidence: medium

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£163,000
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 0.13 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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
3.7 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
47 min walk
Hatton Cross Underground StationPiccadilly
49 min walk
No bus stops within 400m

31

Walkability score

25

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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park277m
Santander docks (800m)0
Nearest cycle dock12.5 km

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: 17.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 91% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.8 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

5 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.8 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

10

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 (430 m)

Nearest supermarketSave More Superstore · 440 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)

636m

Post office

Nearby shops

Tesco Express372 m
Drinks Direct443 m
Nepalese Centre446 m
Nur Food Centre483 m

Nearby cafes

Cafe Vaknat454 m
T4 Tea For U542 m
Asda Café598 m
Costa631 m

Nearby restaurants

Pizza Delicacia432 m
Namaste Gurkha450 m
KFC459 m
Roop Food Corner475 m

Nearby pubs

The Old Crown430 m
The Botwell Inn763 m

Nearby gyms

Botwell Green Sports and Leisure Centre805 m

Nearby pharmacies

Boots577 m
Superdrug646 m
Food hygiene (5-star)36% of 132

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

ERA DIAMANTE UK LIMITED
VIRTUHAUS LIMITED

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 score16/100
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

22.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,962m
Crossrail 2 route17,066m

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
Yes
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)
18
Planning apps (3 years)
26
Local approval rate
89%
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)
336
Largest scheme
331 homes · Chailey Industrial Estate, Chailey Industrial Estate, Pump Lane, Hayes, UB3 3NB
Pipeline pressure
NONE

Named schemes (500m)

HYDE HOUSE, HYDE HOUSE, NEWHAVEN CLOSE, UB316 homes
completed
FORMER NESTLE FACTORY, NESTLES AVENUE, HAYES11 homes
completed
58/60, 58/60, Nestles Avenue, Hayes, UB3 4QB6 homes
completed
97 NORTH HYDE ROAD, 97, NORTH HYDE ROAD, HAYES, UB3 4NP2 homes
completed
164, 164, North Hyde Road, Hayes, UB3 4NH2 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 4SQ

Full postcodeUB3 4SQ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardPinkwell
Latitude51.501364
Longitude-0.416407
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