Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48254, -0.44461

UB3 5BH— Heathrow Villages, Hillingdon

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

Under-the-radar value

 

Schools 100%Safety 54/100Transport 19/100Yield 7.61%

Best for: Most buyers

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

Liveability
45
Safety
54
Schools
90
Transport
19
Environment
70
Investment
61

The bottom line

UB3 5BH offers exceptional schools (100% Good/Outstanding) and fast broadband at £213,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 61 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB3 5BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: FairInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-59.0% vs London avg
vs London income+1.9% vs London avg
vs London crime+204.0% vs London avg

Deep-dive guides for UB3 5BH

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

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“Under-the-radar value”

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How UB3 5BH 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 · 11 min walk

KS2: 103.7

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 21 min walk

P8: +0.27A8: 43.3

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

197.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 6716.7%

+162% vs borough

Crime by type

Other34%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime16%
Burglary3%
Drug offences3%
Theft1%
Robbery1%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Heathrow Fire Station (G56) · 1.0km

Crime is +204% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£213,000

Median sale price

Bottom 25% — 59% below London median

£213,000 is 59% below the London median (£520,000)

+2.3%

This year

Flat

Dominant type

Price history

5-year change
+0.2%
Sales (24 months)5
New build0.0%
Avg flat£213,000
Price per m²£4,201/m²
Price per ft²£390/ft²
Avg floor area50.7 m²

EPC breakdown

C
49%
D
31%

Based on 80 properties · Confidence: high

Street mix

Semi 17%Terraced 7%Flat 74%Other 2%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,390

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

5.0×

Price-to-income

£1,066/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£126,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
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

1996–2025 · CAGR

+5.2%

Total change

+331%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

+4.53

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 78 sales

Property Type Mix

Total: 78 sales

Semi-detached17.9%
Terraced7.7%
Flat/maisonette74.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£80k+60%5
Post-dot-com plateau2001–2004£86k£129k+49.2%4.2
Pre-crash peak2005–2007£135k£150k+11.1%3.3
GFC & correction2008–2011£144k£155k+7.4%1.8
Help-to-Buy recovery2015–2016£179k£250k+39.7%1
Brexit uncertainty2017–2019£222k£275k+23.9%1
Pandemic surge2020–2021£220k£213k-3.4%1
Rate-rise correction2022–2023£265k£212k-20%3
Current market2024–2025£209k£216k+3.1%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Weakest performer

Semi-detached

-1.8% alpha

Flat/maisonette-1.2% α
Local
5.1%
District
6.3%
Semi-detached-1.8% α
Local
15.2%
District
17%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Heathrow Terminals 1-2-3 Underground StationPiccadilly line
16.3 min walk
Heathrow T1 Rail-Air Link

Nearby stations

Heathrow T1 Rail-Air LinkNational Rail
14 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
17 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
17 min walk
Hatton Cross Underground StationPiccadilly
29 min walk
Heathrow Terminal 4 Underground StationPiccadilly
33 min walk
No bus stops within 400m

19

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria ★61 min
Waterloo65 min ↑
Canary Wharf70 min ↑
City69 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

13

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park104m
Santander docks (800m)0
Nearest cycle dock14.4 km

Nearby car parks

🅿️
Renaissance London Heathrow Hotel· yes
271m
🅿️
Academy Visitors· yes
274m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.7 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Staines Moor SSSI — 5.4 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 yield855.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GLENDALE MEDICAL CENTRE

155 HIGH STREET, HARLINGTON, UB3 5DA

14 min walk

89%

Recommend GP

89%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Pheasant (409 m)

Nearest supermarketThe Co-operative Food · 815 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

0

Libraries (1km)

0

Cinemas (2km)

3.4km

Post office

Nearby cafes

Cafe Chi303 m
Taxi Drivers Café & Toilets637 m

Nearby restaurants

McDonald's192 m
Steak & Lobster Heathrow298 m
Il Basilico307 m
Carluccio's480 m

Nearby pubs

The Pheasant409 m
The Three Magpies465 m
The Wheatsheaf755 m

Nearby gyms

Imperial College Harlington Sports Ground (Wycombe Wanderers FC Training Ground)836 m
The Unit962 m

Nearby pharmacies

The Village Pharmacy817 m
Food hygiene (5-star)88% of 16

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CHAUFFEURHUB LTD
EZ LUX DRIVE LTD
KUKUS FOOD & PACKAGING LTD
ROSE PETEL LIMITED

Investment

Investment grade, yield and market outlook

61

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
7.6% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

32.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,962m
Crossrail 2 route17,908m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,232 nationally

2,073

Est. population

1,785/km²

68%

Employed

33%

Degree educated

£42,800

Median income

6.3%

Claimant rate

SuburbanLow densityRenters

24

Community stability

Age profile

23%
27%
26%
17%
Under 1823%
18–3427%
35–4926%
50–6417%
65+7%

Tenure

16%
60%
Own outright12%
Own (mortgage)16%
Private rent60%
Social rent12%
Shared ownership1%

Ethnicity

21%
22%
41%
White British21%
White Other22%
Asian41%
Black6%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine29%
No car household31%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Private rent60%
Social rent12%

vs. London

Income vs London+1.9%
Price vs London-59.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
5
Planning apps (3 years)
2
Local approval rate
60%
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)
0
Largest scheme
64 homes · Axis House, 242, Axis House, 242, Bath Road, UB3 5AY
Pipeline pressure
NONE

Named schemes (500m)

Axis House, 242, Axis House, 242, Bath Road, UB3 5AY64 homes
completed
EAST OF, EAST OF, BOLTONS LANE, BATH ROAD, UB352 homes
completed
Mondial Way, Harlington, UB3 5AR42 homes
completed
LAND & BUILDINGS AT, 203, LAND & BUILDINGS AT, 203, WEST END LANE, UB3 5LY32 homes
completed
Axis House, 242, Axis House, 242, Bath Road, Sipson, UB3 5AY7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£213,000)

£0

Standard buyer

£0

First-time buyer

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 5BH

Full postcodeUB3 5BH
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.482543
Longitude-0.444609
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