Charville · Hillingdon · Uxbridge and South Ruislip constituency · 51.53738, -0.43506

UB4 8PU— Charville, Hillingdon

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

The family fortress

 

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

Best for: Families

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

Liveability
47
Safety
81
Schools
90
Transport
9
Environment
53
Investment
36

The bottom line

UB4 8PU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £502,500 median — 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 8PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-3.4% vs London avg
vs London income-4.3% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for UB4 8PU

🛡️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🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How UB4 8PU 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 · 8 min walk

KS2: 103.4

★★

Secondary

Swakeleys School for Girls

Good · Inspected May 2022 · 9 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 · 28 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

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.3km

Crime is 1% 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.

£502,500

Median sale price

3% below London median

£502,500 is 3% below the London median (£520,000)

-25.0%

This year

Semi-detached

Dominant type

Price history

5-year change
+67.5%
Sales (24 months)6
New build0.0%
Avg semi-detached£542,500
Avg flat£361,000
Price per m²£5,898/m²
Price per ft²£548/ft²
Avg floor area87.6 m²

EPC breakdown

C
19%
D
22%
E
2%

Based on 43 properties · Confidence: high

Street mix

Semi 86%Terraced 4%Flat 10%

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£12,625
First-time buyerFTB
£3,875
Additional propertyBTL/2nd
£27,700

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

12.5×

Price-to-income

£2,514/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£219,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

+6.4%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.1%

per year

Acceleration

-36.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached85.7%
Terraced4.1%
Flat/maisonette10.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£142k+92%2.3
Post-dot-com plateau2002–2004£150k£215k+43.3%1.3
Pre-crash peak2006–2007£243k£233k-4.1%2.5
GFC & correction2008–2010£225k£230k+2.2%1.7
Help-to-Buy recovery2013–2016£245k£237k-3.3%1.5
Brexit uncertainty2017–2019£420k£425k+1.2%2
Pandemic surge2020–2021£470k£300k-36.2%1
Rate-rise correction2023–2023£473k£473k+0%1
Current market2024–2025£567k£470k-17.1%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.5% alpha

Weakest performer

Semi-detached

+0.3% alpha

Flat/maisonette+4.5% α
Local
4.8%
District
0.3%
Semi-detached+0.3% α
Local
7.4%
District
7.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
26 min walk
Hillingdon Underground StationNational Rail
26 min walk
Ickenham Underground StationPiccadilly · Metropolitan
34 min walk
Ruislip Gardens Underground StationCentral
39 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
39 min walk
No bus stops within 400m

7

Walkability score

13

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 park429m
Santander docks (800m)0
Nearest cycle dock14.1 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: 18.7 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 61%
More green space than 91% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.1 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

16 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 · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

15

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)

864m

Post office

Food hygiene (5-star)100% of 6

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AKAAL PURAKH ESTATE LTD
DC BROS LTD
GURU KIRPA G LTD
M&D HOLDINGS LTD
PUNJAB G LTD

+8 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.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score33/100
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

55.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,695m
Crossrail 2 route20,070m

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%
Price vs London-3.4%

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)
5
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 · GARAGES ADJACENT TO 18, GARAGES ADJACENT TO 18, HAYMAN CRESCENT, HAYES, UB4 8PW
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE GARAGES, LAND AT THE GARAGES, THE OAKS, HAYES, UB44 homes
completed
GARAGES ADJACENT TO 18, GARAGES ADJACENT TO 18, HAYMAN CRESCENT, HAYES, UB4 8PW4 homes
completed
32, 32, HOPPNER ROAD, CHARVILLE, UB4 8PY2 homes
completed
35, 35, ROMNEY ROAD, CHARVILLE, UB4 8PU2 homes
completed
28, HOPPNER ROAD, UB4 8PY2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£502,500)

£12,625

Standard buyer

£3,875

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 8PU

Full postcodeUB4 8PU
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.537376
Longitude-0.435055
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