Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48334, -0.42103

UB3 5HH— Heathrow Villages, Hillingdon

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

 

Schools 100%Safety 72/100Transport 9/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
48
Safety
72
Schools
90
Transport
9
Environment
86
Investment
56

The bottom line

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

The catch: 72 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 5HH

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 5HH

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

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How UB3 5HH 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 · 17 min walk

KS2: 107.8

★★

Secondary

Cranford Community College

Good · Inspected Mar 2022 · 14 min walk

P8: +0.60A8: 54.2

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

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 36 min walk

0 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 1.0km

Crime is +78% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,959/m²
Price per ft²£554/ft²
Avg floor area73.2 m²

EPC breakdown

C
11%
D
19%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 51%Terraced 49%

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£183,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+578%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.7%

per year

Acceleration

-63.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£91k+57.4%2.2
Post-dot-com plateau2001–2004£135k£183k+36%3
Pre-crash peak2005–2007£175k£195k+11.4%1.7
GFC & correction2010–2012£195k£220k+12.8%1.5
Help-to-Buy recovery2013–2016£205k£315k+53.6%1
Brexit uncertainty2017–2019£370k£355k-4.1%1
Rate-rise correction2022–2023£490k£380k-22.4%1
Current market2024–2025£525k£390k-25.7%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+2.2% alpha

Weakest performer

Semi-detached

-4.8% alpha

Terraced+2.2% α
Local
12.7%
District
10.5%
Semi-detached-4.8% α
Local
12.2%
District
17%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Hatton Cross Underground StationPiccadilly line
22.2 min walk
Hayes & Harlington

Nearby stations

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

22

Walkability score

59

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

13

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)4000
Nearest car park453m
Santander docks (800m)0
Nearest cycle dock12.8 km

Nearby car parks

🅿️
Terminal 2 & 3 Park & Ride4000 spaces· yes
529m
🅿️
Purple Parking
540m

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: 18.1 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

8 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 3.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: VII Hotel and Indian Food (730 m)

Nearest supermarketThe Co-operative Food · 1.1 km

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)

2.6km

Post office

Nearby shops

Cranford Wine Store825 m

Nearby cafes

Starbucks309 m
Costa434 m
Moniz688 m

Nearby restaurants

KFC282 m
Kebab Centre692 m
Rockys715 m
Domino's744 m

Nearby pubs

VII Hotel and Indian Food730 m

Nearby pharmacies

Dunn's Pharmacy811 m
Food hygiene (5-star)86% of 7

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

"DGS UK" LTD
BKD HAULAGE LTD
DESIGN4YOURDRIVEWAY LIMITED
DKL AIRCON & RENEWABLE LTD
DKL COURIER LTD

+8 more

Investment

Investment grade, yield and market outlook

56

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 months0

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

12/100

Velocity score

Future outlook

27.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,322m
Crossrail 2 route16,442m

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)
2
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
16 homes · 37 & 39, 37 & 39, Oxford Avenue, HARLINGTON, UB3 5HY
Pipeline pressure
NONE

Named schemes (500m)

37 & 39, 37 & 39, Oxford Avenue, HARLINGTON, UB3 5HY16 homes
completed
THE RED HOUSE, 360, THE RED HOUSE, 360, CRANFORD LANE, HARLINGTON, UB3 5HD9 homes
completed
1, 1, PENDELL AVENUE, HARLINGTON, UB3 5HH2 homes
completed
36, 36, OXFORD AVENUE, HARLINGTON, UB3 5HY1 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 5HH

Full postcodeUB3 5HH
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.483343
Longitude-0.421035
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