Charville · Hillingdon · Uxbridge and South Ruislip constituency · 51.53861, -0.43392

UB4 8PT— Charville, Hillingdon

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

The family fortress

 

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

Best for: Families

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

Liveability
44
Safety
81
Schools
90
Transport
9
Environment
58
Investment
34

The bottom line

UB4 8PT 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 canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 8PT

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 8PT

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB4 8PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ryefield Primary School

Not yet inspected · 7 min walk

KS2: 103.4

★★

Secondary

Swakeleys School for Girls

Good · Inspected May 2022 · 10 min walk

P8: +0.67A8: 56.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 29 min walk

3 primaries · 2 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

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£3,470/m²
Price per ft²£322/ft²
Avg floor area57.1 m²

EPC breakdown

B
1%
C
12%
D
11%

Based on 24 properties · Confidence: medium

Street mix

Semi 9%Terraced 23%Flat 68%

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£142,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2026 · CAGR

+5.5%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.1%

per year

Acceleration

+105.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached7.4%
Terraced24.1%
Flat/maisonette68.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£110k+101.7%2.8
Post-dot-com plateau2001–2004£94k£147k+55.9%3.5
Pre-crash peak2005–2007£151k£223k+47.4%1.3
GFC & correction2009–2011£220k£221k+0.2%1.5
Help-to-Buy recovery2013–2016£150k£221k+47.8%1.8
Brexit uncertainty2019–2019£213k£213k+0%2
Pandemic surge2021–2021£260k£260k+0%3
Rate-rise correction2023–2023£250k£250k+0%3
Current market2024–2026£338k£275k-18.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
5.9%
District
5.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75
Seasonal Timing0
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

Nearby stations

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

7

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge92 min ↑
Victoria96 min ↑
Waterloo91 min ↑
Canary Wharf ★86 min
City94 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 park399m
Santander docks (800m)0
Nearest cycle dock14.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

26%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed204 Mbps
Median download213 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 waterMEDIUM
Medium
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: 18.7 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 28%
More green space than 97% of London

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

18 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.1 km

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)

777m

Post office

Food hygiene (5-star)100% of 6

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

H & A ESTATE PLANNERS 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

36.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,644m
Crossrail 2 route20,063m

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)
3
Planning apps (3 years)
4
Local approval rate
67%
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 · LAND AT THE GARAGES, LAND AT THE GARAGES, THE OAKS, HAYES, UB4
Pipeline pressure
NONE

Named schemes (500m)

GARAGES ADJACENT TO 18, GARAGES ADJACENT TO 18, HAYMAN CRESCENT, HAYES, UB4 8PW4 homes
completed
LAND AT THE GARAGES, LAND AT THE GARAGES, THE OAKS, HAYES, UB44 homes
completed
59 GAINSBOROUGH ROAD, HAYES, UB4 8NY2 homes
completed
26, 26, Hoppner Road, Hayes, UB4 8PY2 homes
completed
23, 23, RAEBURN ROAD, HAYES, UB4 8PJ2 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 8PT

Full postcodeUB4 8PT
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.538611
Longitude-0.433917
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