Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50959, -0.44762

UB11 1AW— Hayes Town, Hillingdon

Location and area intelligence for UB11 1AW, Hayes Town, Hillingdon

More green space than most of London

 

Schools 0%Safety 74/100Transport 15/100

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
45
Safety
74
Schools
16
Transport
15
Environment
73
Investment
72

Location

UB11 1AW

Key facts for UB11 1AW

Full postcodeUB11 1AW
Postcode districtUB11
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.509586
Longitude-0.447623
Parliamentary constituencyHayes and Harlington
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
FairCautiousRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for UB11 1AW

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

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Postcode Personality

🌿 Green Lung⚠️ Higher Crime

“More green space than most of London”

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How UB11 1AW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Wood End Park Academy

Not yet inspected · 14 min walk

KS2: 107.0

★

Secondary

Park Academy West London

Requires Improvement · 18 min walk

P8: -0.27A8: 40.7

0% of local schools rated Good or Outstanding

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 14 min walk

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

Safety

5 Jun

Crime rates and local incidents

HIGH CRIME

112.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 98.2%

+965% vs borough

Crime by type

Anti-social behaviour25%
Other23%
Violence & sexual offences19%
Vehicle crime12%
Burglary10%
Robbery5%
Theft4%
Drug offences3%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is +73% above London average

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

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

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

Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
🚇
West Drayton StationGreat Western Railway line
20.5 min walk
🚂
West Drayton

Nearby stations

🟣
West Drayton Rail StationElizabeth line · Great Western Railway
21 min walk
🚂
West DraytonNational Rail
21 min walk
🟣
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
25 min walk
🟣
Iver Rail StationGreat Western Railway · Elizabeth line
51 min walk
🟣
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
53 min walk
🚌3 bus routes · 4 stops within 400m · 23 buses/hr peak

11

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria77 min ↑
Waterloo65 min ↑
Canary Wharf67 min ↑
City ★61 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park78m
Santander docks (800m)0
Nearest cycle dock14.6 km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 60% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.3 km

Energy

Solar: 858 kWh/kWp/yr

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 yield858.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FIND AND TREAT PRIMARY CARE

CROWN PLAZA HILLINGDON, STOCKLEY ROAD, UB7 9NA

15 min walk

0

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Music Box (852 m)

Nearest supermarketHillingdon Food Centre · 2.3 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Strawberry Local869 m
Bourne news Box874 m
Your Local892 m
Bourne Food & Wine901 m

Nearby cafes

Costa366 m

Nearby restaurants

Subway354 m
Greggs371 m
Sun Sun864 m
Pop Pizza896 m

Nearby pubs

The Music Box852 m

Nearby gyms

Nuffield Health Fitness & Wellbeing404 m
Food hygiene (5-star)83% of 18

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

15.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,167m
Crossrail 2 route19,410m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,330 nationally

1,005

Est. population

1,298/km²

73%

Employed

56%

Degree educated

£41,800

Median income

2.3%

Claimant rate

SuburbanLow densityRenters

14

Community stability

Age profile

21%
46%
24%
Under 1821%
18–3446%
35–4924%
50–648%
65+1%

Tenure

69%
21%
Own outright2%
Own (mortgage)7%
Private rent69%
Social rent21%
Shared ownership2%

Ethnicity

17%
19%
37%
13%
White British17%
White Other19%
Asian37%
Black13%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine18%
No car household47%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Private rent69%
Social rent21%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
91%
Historic landfill (400m)
1
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)
0
Largest scheme
101 homes · Residential Block, FORMER MOD RECORDS OFFICE, Residential Block, FORMER MOD RECORDS OFFICE, STOCKLEY ROAD, HAYES, UB3
Pipeline pressure
NONE

Named schemes (500m)

THE ARENA, STOCKLEY PARK, THE ARENA, STOCKLEY PARK, STOCKLEY ROAD, UB11 1AA9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.2%
Ward turnout
28%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Peter Allan CurlingLabour
Janet GardnerLabour
Raju SansarpuriLabour

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The bottom line

UB11 1AW offers low crime — strong value for Investors who can accept its trade-offs.

The catch: 61 min to city — above average for this zone.

Less suited to Families.

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Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

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Data freshness

When each data source was last updated

67%

Confidence score

8/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
noise24 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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