Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48217, -0.42499

UB3 5JB— Heathrow Villages, Hillingdon

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

 

Safety 72/100Transport 9/100Yield 5.12%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
38
Safety
72
Schools
—
Transport
9
Environment
86
Investment
70

The bottom line

UB3 5JB offers low crime, fast broadband and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catch: 69 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 5JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: PoorInvestment 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 5JB

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

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How UB3 5JB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Cranford Park Academy

Not yet inspected · 19 min walk

KS2: 107.8

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 23 min walk

P8: +0.27A8: 43.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 50 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' · 785m

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area63.4 m²

EPC breakdown

C
2%
D
5%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 18%Terraced 82%

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£158,500
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, 100 mm loft insulation
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

1996–2012 · CAGR

+8.9%

Total change

+293%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-29.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced81.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£96k+81.2%1
Post-dot-com plateau2002–2003£158k£172k+8.9%1
Pre-crash peak2005–2006£167k£187k+12%1
GFC & correction2008–2012£226k£208k-8%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
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
20.7 min walk
Hayes & Harlington

Nearby stations

Hatton Cross Underground StationPiccadilly
22 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
28 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
29 min walk
Hayes & HarlingtonNational Rail
29 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
30 min walk
No bus stops within 400m

18

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria70 min ↑
Waterloo ★69 min
Canary Wharf72 min ↑
City72 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

10

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)4000
Nearest car park303m
Santander docks (800m)0
Nearest cycle dock13.1 km

Nearby car parks

🅿️
Purple Parking
306m
🅿️
Terminal 2 & 3 Park & Ride4000 spaces· yes
488m

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 waterLOW
Low
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: 18.3 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

GLENDALE MEDICAL CENTRE

155 HIGH STREET, HARLINGTON, UB3 5DA

14 min walk

89%

Recommend GP

89%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 3.6 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

38

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: The Wheatsheaf (805 m)

Nearest supermarketThe Co-operative Food · 980 m

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)

2.8km

Post office

Nearby cafes

Costa217 m
Starbucks453 m

Nearby restaurants

KFC407 m

Nearby pubs

The Wheatsheaf805 m
Food hygiene (5-star)71% of 7

Business

Local businesses registered here

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

High street

E

High street health

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

5.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,605m
Crossrail 2 route16,639m

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
Borough approval rate
84%
Historic landfill (400m)
2
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
81 homes · FORMER WILLIAM BYRD SCHOOL, FORMER WILLIAM BYRD SCHOOL, BATH ROAD, UB3 5AL
Pipeline pressure
NONE

Named schemes (500m)

Building 4, Building 4, Status Park, Nobel Drive, Harlington, UB3 5EY45 homes
completed
37 & 39, 37 & 39, Oxford Avenue, HARLINGTON, UB3 5HY16 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 5JB

Full postcodeUB3 5JB
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.482173
Longitude-0.424992
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