Charville · Hillingdon · Hayes and Harlington constituency · 51.52545, -0.43381

UB4 8JF— Charville, Hillingdon

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

The family fortress

 

Schools 100%Safety 81/100Transport 9/100Low yield 3.22%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
46
Safety
81
Schools
60
Transport
9
Environment
50
Investment
42

The bottom line

UB4 8JF 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 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 8JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for UB4 8JF

🛡️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 8JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rosedale Primary School

Not yet inspected · 7 min walk

KS2: 107.1

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 6 min walk

P8: +0.51A8: 55.3

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

62.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-18% vs borough

Crime by type

Other31%
Violence & sexual offences31%
Anti-social behaviour13%
Vehicle crime11%
Drug offences5%
Theft4%
Burglary4%
Robbery2%

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.5km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area89.9 m²

EPC breakdown

C
1%
D
2%
E
4%

Based on 7 properties · Confidence: low

Street mix

Semi 7%Terraced 7%Flat 57%Other 29%

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£224,750
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, 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

1995–2018 · CAGR

+5.7%

Total change

+262%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.4%

per year

Acceleration

+39.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached10%
Terraced10%
Flat/maisonette80%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£65k£71k+9.2%1
Post-dot-com plateau2002–2004£105k£158k+50.5%1.3
Pre-crash peak2006–2006£160k£160k+0%1
GFC & correction2008–2008£165k£165k+0%1
Brexit uncertainty2018–2018£235k£235k+0%1

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
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
33 min walk
Hayes & HarlingtonNational Rail
33 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
40 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
42 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
48 min walk
No bus stops within 400m

8

Walkability score

14

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 park688m
Santander docks (800m)0
Nearest cycle dock13.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

60%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed340 Mbps
Median download350 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: 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 AONB27% green spaceTree canopy: 19%
More green space than 82% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.1 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

6 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

24

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)

956m

Post office

Nearby shops

Best-one965 m
Food hygiene (5-star)48% of 29

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

DH ENTERPRISES LTD
JASU FOOD & WINES LTD
M&M AUTO BODYWORKS LTD
M1 AUTOS & TYRES LIMITED
PAL’S FOOD LTD

+5 more

Investment

Investment grade, yield and market outlook

42

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

12.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,389m
Crossrail 2 route19,378m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,258 nationally

1,819

Est. population

4,562/km²

60%

Employed

33%

Degree educated

£41,000

Median income

5.4%

Claimant rate

SuburbanMedium densityMixed

53

Community stability

Age profile

25%
19%
22%
20%
Under 1825%
18–3420%
35–4922%
50–6420%
65+13%

Tenure

33%
38%
19%
Own outright33%
Own (mortgage)38%
Private rent19%
Social rent8%
Shared ownership2%

Ethnicity

31%
42%
White British31%
White Other7%
Asian42%
Black8%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household17%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent19%
Social rent8%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
8
Local approval rate
85%
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
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
LAND TO THE EAST SIDE OF, NEWPORT ROAD, HAYES, UB4 8JX24 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 8JF

Full postcodeUB4 8JF
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.525454
Longitude-0.433806
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