Charville · Hillingdon · Hayes and Harlington constituency · 51.53473, -0.42742

UB4 8LN— Charville, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 9/100Low yield 3.22%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
43
Safety
83
Schools
90
Transport
9
Environment
47
Investment
44

The bottom line

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

The catches: 80 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB4 8LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for UB4 8LN

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB4 8LN 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 · 2 min walk

KS2: 105.4

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 14 min walk

P8: +0.21A8: 42.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.3 incidents per 1,000 residents

Better than 59% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour27%
Vehicle crime22%
Other13%
Drug offences8%
Theft1%
Burglary1%
Robbery0%

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 · 2.4km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area56.7 m²

EPC breakdown

C
17%
D
10%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 17%Flat 67%Other 17%

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£141,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

1996–2018 · CAGR

+4.5%

Total change

+164%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.2%

per year

Acceleration

+20.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£70k£70k+0%1
Post-dot-com plateau2002–2003£88k£90k+2.9%1
Help-to-Buy recovery2013–2013£120k£120k+0%1
Brexit uncertainty2018–2018£185k£185k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
39 min walk
South Ruislip Underground StationCentral
39 min walk
Ickenham Underground StationPiccadilly · Metropolitan
40 min walk
No bus stops within 400m

14

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 dock13.5 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: 18.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.6 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

14 min walk

84%

Recommend GP

84%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brook House (601 m)

Nearest supermarketCo-op Food · 522 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 & Night516 m
Nisa Local542 m
Kingshill News & Off Licence581 m

Nearby cafes

Exln Cafe570 m

Nearby restaurants

KK Chicken & Pizza549 m
China Chef578 m

Nearby pubs

The Brook House601 m

Nearby pharmacies

Vantage Pharmacy563 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GERMANY TYRES LTD
SHARARA LTD
SPARKY BROTHERS LIMITED

Investment

Investment grade, yield and market outlook

44

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

12.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,119m
Crossrail 2 route19,464m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,666 nationally

1,693

Est. population

8,705/km²

59%

Employed

28%

Degree educated

£41,000

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

30%
20%
23%
16%
Under 1830%
18–3420%
35–4923%
50–6416%
65+11%

Tenure

20%
31%
25%
22%
Own outright21%
Own (mortgage)31%
Private rent25%
Social rent23%
Shared ownership2%

Ethnicity

38%
30%
White British38%
White Other8%
Asian30%
Black12%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household25%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent25%
Social rent23%

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)
6
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
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
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
6, 6, Bury Avenue, Hayes, UB4 8LF2 homes
completed
30, 30, LANGDALE DRIVE, HAYES, UB4 8SU2 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 8LN

Full postcodeUB4 8LN
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.534729
Longitude-0.427418
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