Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48965, -0.43636

UB3 5EL— Heathrow Villages, Hillingdon

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

 

Schools 100%Safety 73/100Transport 10/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
46
Safety
73
Schools
90
Transport
10
Environment
70
Investment
55

The bottom line

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

The catch: 63 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 5EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for UB3 5EL

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

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How UB3 5EL 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 · 2 min walk

KS2: 103.7

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 10 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 · 39 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 622m

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,545/m²
Price per ft²£515/ft²
Avg floor area74.8 m²

EPC breakdown

C
5%
D
22%
E
6%
F
1%

Based on 34 properties · Confidence: high

Street mix

Semi 27%Terraced 10%Flat 63%

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£187,000
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, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

+6.1%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.1%

per year

Acceleration

+91.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached28.1%
Terraced8.8%
Flat/maisonette63.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£84k-6.1%3
Post-dot-com plateau2001–2004£117k£152k+29.9%4
Pre-crash peak2006–2007£118k£190k+61.7%2.5
GFC & correction2008–2012£135k£275k+103.7%1
Help-to-Buy recovery2013–2016£291k£206k-29.4%1.5
Brexit uncertainty2017–2018£363k£340k-6.2%2
Pandemic surge2020–2021£450k£245k-45.6%1.5
Rate-rise correction2022–2023£477k£302k-36.7%2
Current market2025–2026£282k£522k+85.1%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Weakest performer

Flat/maisonette

-1.4% alpha

Semi-detached-1.1% α
Local
5.2%
District
6.3%
Flat/maisonette-1.4% α
Local
5.2%
District
6.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

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
22.2 min walk
Hayes & Harlington

Nearby stations

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

28

Walkability score

12

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park139m
Santander docks (800m)0
Nearest cycle dock13.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.0 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 22%
More green space than 93% of London

Nearest SSSI: Staines Moor SSSI — 6.4 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

2 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Madhu's (915 m)

Nearest supermarketThe Co-operative Food · 230 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)

2.3km

Post office

Nearby cafes

Taxi Drivers Café & Toilets1.1 km
Cafe Chi1.1 km

Nearby restaurants

Madhu's915 m
Carluccio's947 m
Steak & Lobster Heathrow976 m
McDonald's1.0 km

Nearby pubs

The White Hart, Harlington83 m
The Wheatsheaf442 m
The Pheasant576 m
Great Western946 m

Nearby gyms

The Unit125 m
Imperial College Harlington Sports Ground (Wycombe Wanderers FC Training Ground)364 m
Goals666 m
Harlington Sports Centre861 m

Nearby pharmacies

The Village Pharmacy223 m
Food hygiene (5-star)48% of 21

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

45/47 HUDSON ROAD LIMITED
AMICALE LTD
BLUE PILLAR PROPERTY HOLDINGS LTD
HARLINGTON AUTO CAR SALES & SERVICES LTD
HSA PROPERTY LTD

+5 more

Investment

Investment grade, yield and market outlook

55

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
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

22.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,352m
Crossrail 2 route17,703m

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
No
Article 4 area
Yes
Listed buildings (800m)
12
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
50%
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)
1
Largest scheme
18 homes · LAND AT, 339-353, LAND AT, 339-353, HIGH STREET, HARLINGTON, UB3
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 339-353, LAND AT, 339-353, HIGH STREET, HARLINGTON, UB318 homes
completed
LAND FORMING PART OF 6 AND ADJACENT TO 8, LAND FORMING PART OF 6 AND ADJACENT TO 8, CRANFORD LANE, HARLINGTON, UB3 5HA6 homes
completed
355, 355, High Street, Harlington, UB3 5DQ2 homes
completed
31, 31, Cranford Lane, UB32 homes
completed
77, 77, Hudson Road, Sipson Lane, HARLINGTON, UB3 5EN1 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 5EL

Full postcodeUB3 5EL
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.489654
Longitude-0.436359
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