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Neighbourhood profile
Pinkwell
Hillingdon, London
PocketsHayes South (Dawley Road · North Hyde Road · High Street · Cranford Country Park · Grand Union Canal)Harlington & Cranford Cross (North Hyde Road · north-east)West Drayton East (Pinkwell Park · east)
Pinkwell sits on the southern edge of Hillingdon between Hayes and the M4, a mostly post-war residential ward hemmed in by arterial roads and the Heathrow noise footprint. The character is suburban with the airport's presence shaping daily life. Green space runs to 30 hectares with Cranford Country Park on the southern edge, and housing is genuinely affordable by London standards. Public-transport access is moderate with Hayes & Harlington now on the Elizabeth line. The negatives are substantial: listed heritage is minimal with just a Grade II war memorial, there is only one outstanding-rated school within reach which is unusually low, safety scores trail the borough median, culture is very thin with only 20 non-food venues, and air quality suffers because of the M4 and the airport approaches.
- Strongest69Nature Access
Strong access to green space and waterways
- Also strong59Property prices & growth
Strong combination of affordability, price momentum and turnover
- Watch out4Heritage
Little listed-building or conservation-area presence
At a glance
- Moderate public-transport access
- 1 listed building
- 3.9% covered by a conservation area
- 1 school rated Outstanding by Ofsted within 1 km
- Largest green space: Cranford Country Park (6.3 hectares)
- 65 open venues (45 food and drink, 20 other)
9 pockets across 3 named areas · coloured by overall score.See on full map ↗
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Pinkwell, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
59Better than 76% of London
How scores work - Purchase affordability60
- Rent affordability80
- Price momentum (5yr)69
- Activity (turnover)24
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Pinkwell: 73 sales recorded (2025)32-yr price trend £—
Safety
33Better than 18% of London
- Personal safety30
- Property crime37
- Anti-social behaviour36
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Pinkwell: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
36Better than 29% of London
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Pinkwell: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
38Better than 33% of London
- Air quality38
- Quietness38
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
14Better than 18% of London
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops7
- Sports & recreation0
- Independent scene21
- Vitality (openings, diversity)38
65 open venues nearby — 45 food & drink, 20 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Pinkwell: the mix behind 65 open venues—% independent
Education
42Better than 6% of London
- Primary schools38
- Secondary schools44
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Pinkwell: 3 schools, each with its inspection record
Heritage
4Better than 13% of London
1 listed building · 4% under a conservation area
- War Memorial Cherry Lane CemeteryGrade II
From Historic England's National Heritage List for England.
Nature Access
69Better than 72% of London
- Green spaces86
- Waterways45
Largest green space: Cranford Country Park (6 ha). ~30 ha of green space in total.
Area development
8Better than 67% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
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For Pinkwell: 73 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min3 schools' inspection records65 venues mapped
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What's changing in Pinkwell
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Pinkwell, quick answers
- Is Pinkwell safe?
- Pinkwell scores 33 for safety, based on street-level recorded crime (police.uk) — recording more crime than most London wards. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Pinkwell a good place to live?
- Pinkwell scores 34 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are nature access (69) and property prices & growth (59); its weakest is heritage (4). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Pinkwell?
- Moderate public-transport access: Transport for London rates the typical spot in Pinkwell 3 on its 0–8 public-transport access scale, which puts the ward at 36 for connectivity relative to the rest of London.
- Is Pinkwell expensive to buy in?
- Relative to the rest of London, Pinkwell is mid-priced by London standards: its purchase-affordability score is 12/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Pinkwell?
- Pinkwell scores 42 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 1 school within a kilometre holds an Outstanding rating.
Where else to look
Wards with a similar profile
- Heston West · Hounslow
- Cranford · Hounslow
- Hayes Town · Hillingdon
- West Hendon · Barnet
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Heathrow Villages · Hillingdon
- West Drayton · Hillingdon
More affordable, similar areas
- South Norwood · CroydonMore affordable
- Waddon · CroydonMore affordable
- Thamesmead East · BexleyMore affordable
- Southall West · EalingMore affordable
- Southall Green · EalingMore affordable
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