Wood End · Hillingdon · Hayes and Harlington constituency · 51.52479, -0.43281

UB4 8HT— Wood End, Hillingdon

Location and area intelligence for UB4 8HT, Wood End, Hillingdon

The family fortress

 

Schools 100%Safety 71/100Transport 9/100Low yield 3.22%

Best for: Families

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

Liveability
43
Safety
71
Schools
90
Transport
9
Environment
49
Investment
47

The bottom line

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

The catches: high noise levels nearby and 73 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for UB4 8HT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB4 8HT 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.3 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 1690.9%

+12% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour25%
Other25%
Vehicle crime9%
Theft6%
Drug offences5%
Burglary2%
Robbery2%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.6km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area54.2 m²

EPC breakdown

C
7%
D
6%

Based on 13 properties · Confidence: medium

Street mix

Semi 20%Flat 80%

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£135,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2007 · CAGR

+9.1%

Total change

+185%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-189.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£50k£50k+0%1
Post-dot-com plateau2003–2003£144k£144k+0%1
Pre-crash peak2007–2007£143k£143k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

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
40 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
43 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
50 min walk
No bus stops within 400m

7

Walkability score

13

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park593m
Santander docks (800m)0
Nearest cycle dock13.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

67%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed367 Mbps
Median download375 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: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.5 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

7 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.0 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 · 1.1 km
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)

1.1km

Post office

Nearby shops

Best-one870 m
Food hygiene (5-star)48% of 27

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

DALER KITCHENS LIMITED
JAG INVEST LIMITED

Investment

Investment grade, yield and market outlook

47

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 score12/100
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

7.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,310m
Crossrail 2 route19,282m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,029 nationally

2,337

Est. population

7,957/km²

57%

Employed

33%

Degree educated

£37,000

Median income

8.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

38

Community stability

Age profile

31%
21%
24%
14%
Under 1831%
18–3421%
35–4924%
50–6414%
65+11%

Tenure

18%
27%
37%
17%
Own outright18%
Own (mortgage)27%
Private rent37%
Social rent17%
Shared ownership1%

Ethnicity

20%
43%
14%
White British20%
White Other9%
Asian44%
Black14%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household27%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent37%
Social rent17%

vs. London

Income vs London-11.9%

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)
14
Planning apps (3 years)
8
Local approval rate
86%
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)
31
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
23.1%
Ward turnout
28%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Elizabeth GarelickLabour
Kamal Preet KaurLabour
Stuart MathersLabour

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Key facts for UB4 8HT

Full postcodeUB4 8HT
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardWood End
Latitude51.524793
Longitude-0.432806
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