Charville · Hillingdon · Hayes and Harlington constituency · 51.53065, -0.42209

UB4 8AT— Charville, Hillingdon

Location and area intelligence for UB4 8AT, Charville, Hillingdon

The family fortress

 

Schools 100%Safety 76/100Transport 9/100Low yield 3.22%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
76
Schools
90
Transport
9
Environment
67
Investment
45

The bottom line

UB4 8AT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 71 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 8AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for UB4 8AT

🛡️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 UB4 8AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hayes Park School

Not yet inspected · 3 min walk

KS2: 106.1

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 16 min walk

A8: 36.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.9 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+27% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime16%
Burglary6%
Robbery5%
Drug offences3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.8km

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area88.2 m²

EPC breakdown

C
4%
D
8%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Semi 100%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£220,500
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, 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

1995–2022 · CAGR

+6.6%

Total change

+464%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

-38.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£136k+67.3%1.7
Post-dot-com plateau2001–2003£138k£172k+24.6%1.7
Pre-crash peak2006–2007£234k£260k+11.1%2
GFC & correction2009–2011£250k£230k-8%1
Help-to-Buy recovery2015–2016£372k£552k+48.3%1.5
Brexit uncertainty2017–2019£428k£385k-9.9%1.3
Pandemic surge2021–2021£501k£501k+0%1
Rate-rise correction2022–2022£457k£457k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Semi-detached-1.1% α
Local
6.4%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
38 min walk
Hayes & HarlingtonNational Rail
38 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
40 min walk
South Ruislip Underground StationCentral
42 min walk
Ruislip Gardens Underground StationCentral
43 min walk
No bus stops within 400m

32

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria76 min ↑
Waterloo ★71 min
Canary Wharf74 min ↑
City74 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock13.1 km

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.8 km away✗ Not Green Belt✗ Not AONB87% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.2 km

Energy

Solar: 858 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 yield857.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PINE MEDICAL CENTRE

FREDORA AVENUE, UB4 8RB

6 min walk

84%

Recommend GP

84%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 156 m
4 tennis courts

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)

2.0km

Post office

Nearby shops

Day & Night150 m
Nisa Local177 m
Kingshill News & Off Licence222 m

Nearby cafes

Exln Cafe209 m

Nearby restaurants

KK Chicken & Pizza184 m
China Chef218 m

Nearby pubs

The Brook House253 m

Nearby pharmacies

Vantage Pharmacy201 m
Food hygiene (5-star)65% of 34

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

APEER BIRD & PEST CONTROL LTD
BIDE PROJECTS LTD
DIGITAL DEVELOPERS LTD
G&S ONLINE LTD
J & J SON’S CONSTRUCTION LTD

+5 more

Investment

Investment grade, yield and market outlook

45

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

19

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,675m
Crossrail 2 route18,926m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,215 nationally

1,564

Est. population

7,863/km²

59%

Employed

27%

Degree educated

£41,000

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

47

Community stability

Age profile

27%
19%
21%
20%
13%
Under 1827%
18–3419%
35–4921%
50–6420%
65+13%

Tenure

29%
35%
29%
Own outright29%
Own (mortgage)35%
Private rent29%
Social rent5%
Shared ownership2%
Rent free0%

Ethnicity

30%
40%
White British30%
White Other10%
Asian40%
Black8%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household17%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent29%
Social rent5%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
20
Local approval rate
92%
Borough approval rate
84%
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)
9
Largest scheme
28 homes · LAND AT, & REAR OF 6, 3-5, LAND AT, & REAR OF 6, 3-5, PARK ROAD, UB4
Pipeline pressure
NONE

Named schemes (500m)

264, 264, BALMORAL DRIVE, HAYES, UB4 8DQ2 homes
completed
49, 49, BRADENHAM ROAD, HAYES, UB4 8LR2 homes
completed
LANSBURY DENTAL CENTRE, 266, LANSBURY DENTAL CENTRE, 266, LANSBURY DRIVE, HAYES, UB4 8SL2 homes
completed
255, 255, LANSBURY DRIVE, HAYES, UB4 8RU2 homes
completed
61, 61, ADELPHI CRESCENT, HAYES, UB4 8LZ2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.9%
Ward turnout
39%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

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Key facts for UB4 8AT

Full postcodeUB4 8AT
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.530647
Longitude-0.422095
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