Charville · Hillingdon · Uxbridge and South Ruislip constituency · 51.53525, -0.44059

UB4 8PH— Charville, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 9/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
42
Safety
81
Schools
90
Transport
9
Environment
47
Investment
34

The bottom line

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

The catch: 86 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 8PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for UB4 8PH

🛡️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 8PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Highfield Primary School

Not yet inspected · 4 min walk

KS2: 103.5

★★

Secondary

Swakeleys School for Girls

Good · Inspected May 2022 · 5 min walk

P8: +0.67A8: 56.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.2 incidents per 1,000 residents

Better than 51% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences34%
Other26%
Anti-social behaviour20%
Vehicle crime8%
Burglary6%
Drug offences4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 876m

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB4 district median

£502,500

Based on 110 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,804/m²
Price per ft²£353/ft²
Avg floor area113.4 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Semi 11%Terraced 33%Detached 56%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£283,500
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)
RoofPitched, 100 mm loft insulation
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

1997–2026 · CAGR

+6%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.3%

per year

Acceleration

-58.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 9 sales

Property Type Mix

Total: 9 sales

Detached55.6%
Semi-detached11.1%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£77k£77k+0%1
Post-dot-com plateau2001–2004£173k£195k+12.7%1
GFC & correction2010–2010£305k£305k+0%1
Help-to-Buy recovery2013–2013£310k£310k+0%1
Brexit uncertainty2018–2018£515k£515k+0%1
Pandemic surge2021–2021£510k£510k+0%1
Rate-rise correction2022–2022£632k£632k+0%1
Current market2026–2026£415k£415k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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

Nearby stations

Hillingdon Underground StationPiccadilly · Metropolitan
27 min walk
Hillingdon Underground StationNational Rail
27 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
36 min walk
Ickenham Underground StationPiccadilly · Metropolitan
37 min walk
Ruislip Gardens Underground StationCentral
44 min walk
No bus stops within 400m

10

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge89 min ↑
Victoria91 min ↑
Waterloo ★86 min
Canary Wharf89 min ↑
City90 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 park583m
Santander docks (800m)0
Nearest cycle dock14.4 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: 19.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.0 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

13 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Gumba (728 m)

Nearest supermarketHillingdon Food Centre · 781 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)

718m

Post office

Nearby shops

Hillingdon News761 m
Rahul Food and Wine766 m
Corner Convenience769 m
Choice776 m

Nearby cafes

Costa720 m
Cafe Delight744 m

Nearby restaurants

Gumba728 m
Hot Express Pizza729 m
Tops Pizza732 m
Papa'z Peri Peri and Pizza733 m
Food hygiene (5-star)88% of 8

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

E

High street health

Registered businesses

JABAL HOLDINGS LTD
JBL DEVELOPERS LIMITED

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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
Sales last 12 months1

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

8/100

Velocity score

Future outlook

21.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,028m
Crossrail 2 route20,300m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,217 nationally

1,573

Est. population

11,817/km²

60%

Employed

30%

Degree educated

£40,200

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

29%
22%
22%
18%
Under 1829%
18–3422%
35–4922%
50–6418%
65+9%

Tenure

18%
33%
20%
28%
Own outright18%
Own (mortgage)33%
Private rent20%
Social rent28%
Shared ownership2%

Ethnicity

36%
27%
18%
White British36%
White Other10%
Asian27%
Black18%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household20%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent28%
Private rent20%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
60%
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)
15
Largest scheme
79 homes · LAND AT POLE HILL ALLOTMENTS, LAND AT POLE HILL ALLOTMENTS, MAYFIELD CLOSE, UB10
Pipeline pressure
NONE

Named schemes (500m)

Forming part of, 82, Forming part of, 82, Pole Hill Road, UB105 homes
completed
LAND AT THE GARAGES, LAND AT THE GARAGES, THE OAKS, HAYES, UB44 homes
completed
3, 3, LAWRENCE ROAD, HAYES, UB4 8QA2 homes
completed
32, 32, HOPPNER ROAD, CHARVILLE, UB4 8PY2 homes
completed
59 GAINSBOROUGH ROAD, HAYES, UB4 8NY2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.9%
Ward turnout
39%
Election year
2022
MP
Danny Beales (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

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Key facts for UB4 8PH

Full postcodeUB4 8PH
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.535247
Longitude-0.440593
Parliamentary constituencyUxbridge and South Ruislip
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