Charville · Hillingdon · Hayes and Harlington constituency · 51.53175, -0.41873

UB4 8SL— Charville, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 9/100Low yield 3.22%

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
84
Schools
90
Transport
9
Environment
72
Investment
44

The bottom line

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

The catch: 75 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB4 8SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for UB4 8SL

🛡️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🔒 Very Safe

“The family fortress”

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How UB4 8SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hayes Park School

Not yet inspected · 5 min walk

KS2: 106.1

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 19 min walk

A8: 36.0

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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.5 incidents per 1,000 residents

Better than 69% of London
→ Stable

-44% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour13%
Vehicle crime13%
Theft7%
Robbery7%
Drug offences4%
Burglary4%

Road safety

95

Road safety score

5

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.7km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area119.5 m²

EPC breakdown

C
2%
D
9%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 100%

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£298,750
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, 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

1997–2021 · CAGR

+7.3%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-103.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£88k£105k+19.3%1
Pre-crash peak2005–2005£241k£241k+0%1
GFC & correction2011–2011£250k£250k+0%1
Brexit uncertainty2017–2017£500k£500k+0%1
Pandemic surge2021–2021£482k£482k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Hayes & Harlington

Nearby stations

South Ruislip Underground StationCentral
39 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
40 min walk
Hayes & HarlingtonNational Rail
40 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
41 min walk
Ruislip Gardens Underground StationCentral
41 min walk
No bus stops within 400m

33

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria80 min ↑
Waterloo ★75 min
Canary Wharf78 min ↑
City78 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 dock12.9 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: 17.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 6.9 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

6 min walk

84%

Recommend GP

84%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 183 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Kingshill News & Off Licence107 m
Nisa Local154 m
Day & Night192 m

Nearby cafes

Exln Cafe119 m

Nearby restaurants

China Chef111 m
KK Chicken & Pizza145 m

Nearby pubs

The Brook House91 m

Nearby pharmacies

Vantage Pharmacy127 m
Food hygiene (5-star)65% of 34

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AA & MC PROPERTIES LTD
DIGITAL AA LTD
IC & SC LTD
JT ADVANCE LTD

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

23.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,466m
Crossrail 2 route18,776m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,834 nationally

1,695

Est. population

7,883/km²

63%

Employed

34%

Degree educated

£41,000

Median income

5.3%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

28%
19%
23%
19%
Under 1828%
18–3419%
35–4923%
50–6419%
65+11%

Tenure

32%
38%
26%
Own outright32%
Own (mortgage)38%
Private rent26%
Social rent3%
Shared ownership2%

Ethnicity

28%
45%
White British28%
White Other9%
Asian45%
Black7%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine25%
No car household15%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent3%

vs. London

Income vs London-2.4%

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)
9
Planning apps (3 years)
18
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)
8
Largest scheme
9 homes · THE GRANGE, THE GRANGE, PINE PLACE, HAYES, UB4 8RA
Pipeline pressure
NONE

Named schemes (500m)

96 WEYMOUTH ROAD, 96, HAYES3 homes
completed
18,18A,20, 20A, 18,18A,20, 20A, Grosvenor Avenue, UB43 homes
completed
117, 117, Fairholme Crescent, Hayes, UB4 8QY2 homes
completed
61, 61, ADELPHI CRESCENT, HAYES, UB4 8LZ2 homes
completed
102, 102, WEYMOUTH ROAD, HAYES, UB4 8NJ2 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 8SL

Full postcodeUB4 8SL
Postcode districtUB4
BoroughLondon Borough of Hillingdon
WardCharville
Latitude51.531753
Longitude-0.418726
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