Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48396, -0.41773

UB3 5HE— Heathrow Villages, Hillingdon

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

 

Schools 100%Safety 72/100Transport 9/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families, Investors

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

Liveability
49
Safety
72
Schools
90
Transport
9
Environment
86
Investment
70

The bottom line

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

The catches: 72 min to victoria — above average for this zone and 9 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB3 5HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.7% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for UB3 5HE

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

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How UB3 5HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cranford Park Academy

Not yet inspected · 16 min walk

KS2: 107.8

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 11 min walk

P8: +0.60A8: 54.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+54% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour23%
Other22%
Vehicle crime17%
Drug offences6%
Theft3%
Burglary3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 1.2km

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area88 m²

EPC breakdown

C
1%
D
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 14%Terraced 86%

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£220,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2014 · CAGR

+8.5%

Total change

+336%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.5%

per year

Acceleration

-2.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£64k£64k+0%1
GFC & correction2009–2011£175k£223k+27.1%2
Help-to-Buy recovery2014–2014£277k£277k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+5.2% alpha

Terraced+5.2% α
Local
12.8%
District
7.6%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hatton Cross Underground StationPiccadilly line
23.4 min walk
Hayes & Harlington

Nearby stations

Hatton Cross Underground StationPiccadilly
24 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
27 min walk
Hayes & HarlingtonNational Rail
27 min walk
Hounslow West Underground StationPiccadilly
31 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
35 min walk
No bus stops within 400m

18

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge79 min ↑
Victoria ★72 min
Waterloo77 min ↑
Canary Wharf80 min ↑
City80 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

8

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)4000
Nearest car park363m
Santander docks (800m)0
Nearest cycle dock12.6 km

Nearby car parks

🅿️
Terminal 2 & 3 Park & Ride4000 spaces· yes
639m
🅿️
Purple Parking
746m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 17.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 6.9 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 yield855.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CRANFORD MEDICAL CENTRE

24 HIGH STREET, CRANFORD, TW5 9RG

5 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 3.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: VII Hotel and Indian Food (602 m)

Nearest supermarketThe Co-operative Food · 1.3 km
1 tennis courts

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)

1.5km

Post office

Nearby shops

Cranford Wine Store697 m

Nearby cafes

Starbucks343 m
Moniz570 m
Costa643 m

Nearby restaurants

KFC349 m
Kebab Centre572 m
Rockys589 m
Domino's616 m

Nearby pubs

VII Hotel and Indian Food602 m

Nearby pharmacies

Dunn's Pharmacy679 m
Food hygiene (5-star)79% of 14

Business

Local businesses registered here

Active businesses
2
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

E

High street health

Registered businesses

HIGHLAND SAI LTD
PAUL PROPERTY LTD

Investment

Investment grade, yield and market outlook

70

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 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

9.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,089m
Crossrail 2 route16,263m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,065 nationally

2,041

Est. population

1,154/km²

65%

Employed

36%

Degree educated

£42,700

Median income

4.7%

Claimant rate

SuburbanLow densityEstablished mixed

31

Community stability

Age profile

23%
25%
27%
16%
Under 1823%
18–3426%
35–4927%
50–6416%
65+9%

Tenure

19%
24%
55%
Own outright19%
Own (mortgage)24%
Private rent55%
Social rent2%
Shared ownership0%

Ethnicity

15%
60%
White British10%
White Other15%
Asian60%
Black4%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine31%
No car household28%
Unemployed8%
No qualifications20%

Housing tenure (Census 2021)

Private rent55%
Social rent2%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (3 years)
1
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
9

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
16 homes · 37 & 39, 37 & 39, Oxford Avenue, HARLINGTON, UB3 5HY
Pipeline pressure
NONE

Named schemes (500m)

Innsite House, 7, Park Lane, Hounslow, TW5 9RW14 homes
completed
THE RED HOUSE, 360, THE RED HOUSE, 360, CRANFORD LANE, HARLINGTON, UB3 5HD9 homes
completed
Grantley House, 9, Park Lane, Hounslow, TW5 9RW8 homes
completed
1, 1, PENDELL AVENUE, HARLINGTON, UB3 5HH2 homes
completed
LAND FORMING PART OF 49, LAND FORMING PART OF 49, SAUNTON AVENUE, HARLINGTON, UB3 5HG1 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 5HE

Full postcodeUB3 5HE
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.483964
Longitude-0.417729
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