Charville · Hillingdon · Hayes and Harlington constituency · 51.53569, -0.42537

UB4 8LB— Charville, Hillingdon

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

The family fortress

 

Schools 100%Safety 83/100Transport 9/100Low yield 2.88%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
83
Schools
90
Transport
9
Environment
50
Investment
36

The bottom line

UB4 8LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £562,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 80 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 8LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+8.2% vs London avg
vs London income-2.4% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for UB4 8LB

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB4 8LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Charville Academy

Good · Inspected May 2023 · 3 min walk

KS2: 105.4

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 16 min walk

P8: +0.21A8: 42.0

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-29% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences25%
Other18%
Vehicle crime15%
Burglary7%
Robbery2%
Drug offences1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.3km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£562,500

Median sale price

Above London median by 8%

£562,500 is 8% above the London median (£520,000)

-8.6%

This year

Semi-detached

Dominant type

Price history

5-year change
+14.8%
Sales (24 months)6
New build0.0%
Avg semi-detached£562,500
Price per m²£6,649/m²
Price per ft²£618/ft²
Avg floor area85.4 m²

EPC breakdown

B
2%
C
8%
D
23%
E
8%
F
2%
G
1%

Based on 44 properties · Confidence: high

Street mix

Semi 95%Flat 5%

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£15,625
First-time buyerFTB
£6,875
Additional propertyBTL/2nd
£32,500

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

13.7×

Price-to-income

£2,814/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+686%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.8%

per year

Acceleration

+1.57

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached94.8%
Flat/maisonette5.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£105k+44.5%2.2
Post-dot-com plateau2002–2004£197k£244k+23.9%2.3
Pre-crash peak2005–2007£245k£273k+11.7%2.3
GFC & correction2008–2012£279k£265k-5%1.4
Help-to-Buy recovery2013–2016£256k£452k+76.6%2.5
Brexit uncertainty2017–2019£485k£450k-7.3%2.7
Pandemic surge2021–2021£490k£490k+0%2
Rate-rise correction2022–2023£535k£559k+4.4%1.5
Current market2024–2025£560k£570k+1.8%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
6.8%
District
7.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
33 min walk
Hillingdon Underground StationNational Rail
33 min walk
Ruislip Gardens Underground StationCentral
37 min walk
South Ruislip Underground StationCentral
37 min walk
Ickenham Underground StationPiccadilly · Metropolitan
39 min walk
No bus stops within 400m

19

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria85 min ↑
Waterloo ★80 min
Canary Wharf83 min ↑
City83 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 dock13.4 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 13%
More green space than 82% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.7 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

CEDAR BROOK PRACTICE

11 KINGSHILL CLOSE, UB4 8DD

10 min walk

56%

Recommend GP

56%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brook House (545 m)

Nearest supermarketCo-op Food · 500 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Day & Night497 m
Nisa Local511 m
Kingshill News & Off Licence533 m

Nearby cafes

Exln Cafe527 m

Nearby restaurants

KK Chicken & Pizza514 m
China Chef531 m

Nearby pubs

The Brook House545 m

Nearby pharmacies

Vantage Pharmacy522 m
Food hygiene (5-star)70% of 27

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

BIRRING SERVICES LTD
HAYES GRAPHICS LIMITED
KUNRANS ENGINEERING AND CONSTRUCTION LIMITED
MOTHERLINE DISTRIBUTION LTD
MY BEAUTY BASICS LTD

+2 more

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

55.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,999m
Crossrail 2 route19,387m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,827 nationally

1,565

Est. population

9,651/km²

63%

Employed

33%

Degree educated

£41,000

Median income

4.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

26%
20%
21%
19%
14%
Under 1826%
18–3420%
35–4921%
50–6419%
65+14%

Tenure

33%
44%
18%
Own outright33%
Own (mortgage)44%
Private rent18%
Social rent5%
Shared ownership1%

Ethnicity

37%
32%
White British37%
White Other10%
Asian32%
Black9%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household14%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent18%
Social rent5%

vs. London

Income vs London-2.4%
Price vs London+8.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
100%
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)
7
Largest scheme
4 homes · 1 AND 3 HAYSTALL CLOSE, HAYES, UB4 8LE
Pipeline pressure
NONE

Named schemes (500m)

1 AND 3 HAYSTALL CLOSE, HAYES, UB4 8LE4 homes
completed
141 GROSVENOR AVENUE HAYES, 141, Grosvenor Avenue, Hayes, UB4 8NP2 homes
completed
61, 61, ADELPHI CRESCENT, HAYES, UB4 8LZ2 homes
completed
49, 49, BRADENHAM ROAD, HAYES, UB4 8LR2 homes
completed
LAND TO REAR OF 89-91 GOSHAWK GARDENS & HAYSTALL CLOSE, Land To Rear Of 89-91, GOSHAWK GARDENS, HAYES, UB4 8LB2 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 (£562,500)

£15,625

Standard buyer

£6,875

First-time buyer

Save £8,750

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 8LB

Full postcodeUB4 8LB
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.535691
Longitude-0.425366
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