Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.49302, -0.43392

UB3 5AB— Heathrow Villages, Hillingdon

Location and area intelligence for UB3 5AB, Heathrow Villages, Hillingdon

 

Schools 100%Safety 73/100Transport 13/100Yield 5.12%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
46
Safety
73
Schools
90
Transport
13
Environment
63
Investment
67

The bottom line

UB3 5AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 63 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 5AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.7% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for UB3 5AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How UB3 5AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

William Byrd Primary Academy

Good · Inspected Oct 2023 · 6 min walk

KS2: 103.7

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 6 min walk

P8: +0.27A8: 43.3

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

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.6 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 626.1%

+3% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour20%
Vehicle crime14%
Burglary5%
Theft3%
Robbery3%
Drug offences1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 221m

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area35.6 m²

EPC breakdown

C
11%
D
21%
E
2%

Based on 34 properties · Confidence: high

Street mix

Detached 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

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£89,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2015 · CAGR

+3.2%

Total change

+83%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.1%

per year

Acceleration

-170.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£150k£150k+0%1
Post-dot-com plateau2001–2001£125k£125k+0%1
Pre-crash peak2005–2005£320k£320k+0%2
Help-to-Buy recovery2015–2015£275k£275k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hayes & Harlington Rail StationElizabeth line line
17.4 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
18 min walk
Hayes & HarlingtonNational Rail
18 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
34 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
34 min walk
Hatton Cross Underground StationPiccadilly
38 min walk
No bus stops within 400m

20

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria69 min ↑
Waterloo ★63 min
Canary Wharf66 min ↑
City66 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park264m
Santander docks (800m)0
Nearest cycle dock13.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

8%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed133 Mbps
Median download177 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
NoiseVERY HIGH
road
Among London's noisiest areas

Aircraft noise

-3.4028234663852886e+38 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 28%
More green space than 77% of London

Nearest SSSI: Staines Moor SSSI — 6.8 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 yield855.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HEATHROW MEDICAL CENTRE

ST. PETERS WAY, HARLINGTON, UB3 5AB

0 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

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

29

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 623 m
3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby pubs

The White Hart, Harlington355 m
Great Western535 m
The Wheatsheaf811 m
The Pheasant985 m

Nearby gyms

Goals410 m
The Unit427 m
Harlington Sports Centre514 m
Imperial College Harlington Sports Ground (Wycombe Wanderers FC Training Ground)641 m

Nearby pharmacies

The Village Pharmacy618 m
Food hygiene (5-star)38% of 21

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

HARLINGTON HOSPICE ASSOCIATION LIMITED

Investment

Investment grade, yield and market outlook

67

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

9.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,174m
Crossrail 2 route17,716m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,114 nationally

2,153

Est. population

7,681/km²

60%

Employed

30%

Degree educated

£42,700

Median income

6.2%

Claimant rate

SuburbanHigh densityRenters

35

Community stability

Age profile

27%
21%
24%
17%
Under 1827%
18–3421%
35–4924%
50–6417%
65+12%

Tenure

20%
23%
44%
Own outright20%
Own (mortgage)23%
Private rent44%
Social rent13%
Shared ownership1%

Ethnicity

23%
13%
46%
White British23%
White Other13%
Asian46%
Black6%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine32%
No car household33%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Private rent44%
Social rent13%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
6
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)
2
Largest scheme
41 homes · HARLINGTON COMMUNITY SCHOOL, HARLINGTON COMMUNITY SCHOOL, PINKWELL LANE, UB3
Pipeline pressure
NONE

Named schemes (500m)

Land forming part of Harlington Community School, Land forming part of Harlington Community School, Pinkwell Lane, UB31 homes
completed
LAND FORMING PART OF 4, LAND FORMING PART OF 4, REPTON AVENUE, HAYES, UB3 4AF1 homes
completed
4, 4, Repton Avenue, Hayes, UB3 4AF1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.8%
Ward turnout
30%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

June NelsonLabour
Peter MoneyLabour

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Key facts for UB3 5AB

Full postcodeUB3 5AB
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.493020
Longitude-0.433924
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