Heathrow Villages · Hillingdon · Hayes and Harlington constituency · 51.48277, -0.43508

UB3 5LB— Heathrow Villages, Hillingdon

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

The family fortress

 

Schools 100%Safety 76/100Transport 14/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
48
Safety
76
Schools
90
Transport
14
Environment
75
Investment
54

The bottom line

UB3 5LB 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: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 5LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.7% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for UB3 5LB

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB3 5LB 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 · 10 min walk

KS2: 103.7

—

Secondary

Harlington School

Not yet inspected · Inspected Nov 2024 · 20 min walk

P8: +0.27A8: 43.3

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.4 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+29% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Vehicle crime21%
Anti-social behaviour19%
Burglary4%
Robbery3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Heathrow Airport Fire Service - Station 2 'Fire East' · 953m

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,861/m²
Price per ft²£544/ft²
Avg floor area81.9 m²

EPC breakdown

C
5%
D
3%
E
1%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 70%Terraced 30%

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£204,750
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, 270 mm loft insulation
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

1999–2025 · CAGR

+7.3%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.1%

per year

Acceleration

+85.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached70%
Terraced30%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£76k£76k+0%2
Pre-crash peak2007–2007£222k£222k+0%2
GFC & correction2008–2008£247k£247k+0%2
Help-to-Buy recovery2015–2015£328k£328k+0%2
Brexit uncertainty2019–2019£281k£281k+0%1
Current market2025–2025£480k£480k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.2% alpha

Semi-detached+2.2% α
Local
14.3%
District
12.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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
23.6 min walk
Heathrow T1 Rail-Air Link

Nearby stations

Heathrow T1 Rail-Air LinkNational Rail
20 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
22 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
23 min walk
Hatton Cross Underground StationPiccadilly
25 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
31 min walk
No bus stops within 400m

32

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★60 min
Canary Wharf63 min ↑
City63 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

16

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park278m
Santander docks (800m)0
Nearest cycle dock13.8 km

Nearby car parks

🅿️
Academy Visitors· yes
608m
🅿️
Purple Parking
749m
🅿️
Renaissance London Heathrow Hotel· yes
800m

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: 19.0 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 7.2 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

11 min walk

89%

Recommend GP

89%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalHounslow Medical Centre · 4.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 542 m

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)

2.9km

Post office

Nearby cafes

Taxi Drivers Café & Toilets305 m
Cafe Chi531 m
Costa769 m

Nearby restaurants

Madhu's192 m
Carluccio's268 m
Steak & Lobster Heathrow427 m
McDonald's547 m

Nearby pubs

The Wheatsheaf334 m
The Pheasant461 m
The White Hart, Harlington799 m

Nearby gyms

The Unit844 m
Imperial College Harlington Sports Ground (Wycombe Wanderers FC Training Ground)905 m

Nearby pharmacies

The Village Pharmacy548 m
Food hygiene (5-star)68% of 25

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

ASK ME BUILDERS LTD
FOREST ENTERPRISES LONDON LTD
RANGE BUILDING SERVICES LIMITED
S&R BUILDERS LIMITED
WAVE CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score12/100
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

4/100

Velocity score

Future outlook

23.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,300m
Crossrail 2 route17,308m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,714 nationally

2,146

Est. population

8,265/km²

61%

Employed

32%

Degree educated

£42,700

Median income

5.7%

Claimant rate

SuburbanHigh densityRenters

30

Community stability

Age profile

26%
24%
26%
18%
Under 1826%
18–3424%
35–4926%
50–6418%
65+7%

Tenure

16%
21%
53%
Own outright16%
Own (mortgage)21%
Private rent53%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

13%
16%
52%
White British13%
White Other16%
Asian52%
Black6%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine34%
No car household38%
Unemployed9%
No qualifications22%

Housing tenure (Census 2021)

Private rent53%
Social rent9%

vs. London

Income vs London+1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Planning apps (12 months)
6
Planning apps (3 years)
3
Local approval rate
50%
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)
1
Largest scheme
81 homes · FORMER WILLIAM BYRD SCHOOL, FORMER WILLIAM BYRD SCHOOL, BATH ROAD, UB3 5AL
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 477-499, LAND REAR OF, 477-499, HIGH STREET, HARLINGTON, UB343 homes
completed
LAND AT, 339-353, LAND AT, 339-353, HIGH STREET, HARLINGTON, UB318 homes
completed
The Grays, The Grays, High Street, Harlington, UB3 5DL16 homes
completed
JUNCTION, JUNCTION, BATH ROAD, HIGH STREET, HARLINGTON, UB314 homes
completed
LAND AT 367-371, LAND AT 367-371, HIGH STREET, HARLINGTON, UB3 5DQ12 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 5LB

Full postcodeUB3 5LB
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHeathrow Villages
Latitude51.482767
Longitude-0.435082
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