Charville · Hillingdon · Hayes and Harlington constituency · 51.52512, -0.43033

UB4 8HQ— Charville, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 9/100Yield 14.73%

Best for: Families, Owner-occupiers

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

Liveability
46
Safety
84
Schools
90
Transport
9
Environment
49
Investment
64

The bottom line

UB4 8HQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £110,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 73 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 8HQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-78.8% vs London avg
vs London income-2.4% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for UB4 8HQ

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

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“The family fortress”

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How UB4 8HQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rosedale Primary School

Not yet inspected · 6 min walk

KS2: 107.1

★★

Secondary

Rosedale College

Good · Inspected Jul 2023 · 7 min walk

P8: +0.32A8: 50.6

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 12 min walk

4 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
→ Stable

-46% vs borough

Crime by type

Other25%
Vehicle crime23%
Violence & sexual offences22%
Anti-social behaviour12%
Burglary9%
Drug offences6%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.7km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£110,000

Median sale price

Bottom 25% — 79% below London median

£110,000 is 79% below the London median (£520,000)

+23.7%

This year

Flat

Dominant type

Price history

5-year change
-21.3%
Sales (24 months)7
New build0.0%
Avg flat£110,000
Price per m²£2,273/m²
Price per ft²£211/ft²
Avg floor area48.8 m²

EPC breakdown

B
38%
C
66%
D
17%
E
1%

Based on 122 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£3,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

2.7×

Price-to-income

£550/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£122,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

+2.6%

Total change

+117%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.7%

per year

Acceleration

+34.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 120 sales

Property Type Mix

Total: 120 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£70k+32.9%2.5
Post-dot-com plateau2001–2004£72k£108k+50.1%5.5
Pre-crash peak2005–2007£110k£116k+5%6.3
GFC & correction2008–2012£119k£100k-16%2.6
Help-to-Buy recovery2013–2016£135k£136k+0.7%4.2
Brexit uncertainty2017–2019£125k£120k-4%3
Pandemic surge2020–2021£143k£140k-2.3%3.5
Rate-rise correction2022–2023£158k£121k-23.2%4.5
Current market2024–2025£99k£114k+15.7%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
2.6%
District
5.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
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
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
32 min walk
Hayes & HarlingtonNational Rail
32 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
42 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
43 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
51 min walk
No bus stops within 400m

8

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria79 min ↑
Waterloo ★73 min
Canary Wharf76 min ↑
City76 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park465m
Santander docks (800m)0
Nearest cycle dock13.6 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 10%
More green space than 79% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.3 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

HILLINGDON ISRH

WAKLEY CENTRE, HAYES COTTAGE HOSPITAL, GRANGE ROAD, UB3 2RR

8 min walk

3

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 985 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Best-one853 m
Food hygiene (5-star)46% of 24

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

64

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
14.7% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score9/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

39.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,145m
Crossrail 2 route19,147m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,252 nationally

1,597

Est. population

10,209/km²

59%

Employed

30%

Degree educated

£41,000

Median income

3.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

25%
18%
21%
18%
18%
Under 1825%
18–3418%
35–4921%
50–6418%
65+18%

Tenure

36%
37%
18%
Own outright36%
Own (mortgage)37%
Private rent18%
Social rent5%
Shared ownership5%

Ethnicity

30%
39%
13%
White British30%
White Other9%
Asian39%
Black7%
Mixed2%
Other13%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine26%
No car household20%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent18%
Social rent5%

vs. London

Income vs London-2.4%
Price vs London-78.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
8
Local approval rate
89%
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)
28
Largest scheme
261 homes · HAYES SPORTS STADIUM, HAYES SPORTS STADIUM, JUDGE HEATH LANE, HAYES, UB3
Pipeline pressure
NONE

Named schemes (500m)

1170-1172, 1170-1172, UXBRIDGE ROAD, UB4 8JB62 homes
completed
PRONTO INDUSTRIAL ESTATE AND 585 - 591, PRONTO INDUSTRIAL ESTATE AND 585 - 591, UXBRIDGE ROAD, HAYES, UB4 8HP43 homes
completed
THE WHITE HART PH, THE WHITE HART PH, UXBRIDGE ROAD, UB441 homes
completed
UNIDARE HOUSE, UNIDARE HOUSE, HAYES END ROAD, UB439 homes
completed
T C M HOUSE, TCM House, NEWPORT ROAD, HAYES, UB4 8JX28 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£110,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB4 8HQ

Full postcodeUB4 8HQ
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.525119
Longitude-0.430329
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