Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50883, -0.43706

UB11 1FW— Hayes Town, Hillingdon

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

Top-rated schools set this area apart

 

Schools 100%Safety 74/100Transport 20/100⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
50
Safety
74
Schools
60
Transport
20
Environment
73
Investment
72

Location

UB11 1FW

Key facts for UB11 1FW

Full postcodeUB11 1FW
Postcode districtUB11
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.508834
Longitude-0.437057
Parliamentary constituencyHayes and Harlington
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
GoodCautiousRisk: Low

London Benchmarks

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

Deep-dive guides for UB11 1FW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB11 1FW with:
Share with others

Postcode Personality

🎓 School Smart🌿 Green Lung⚠️ Higher Crime

“Top-rated schools set this area apart”

Share:WhatsAppShare on X

How UB11 1FW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Wood End Park Academy

Not yet inspected · 12 min walk

KS2: 107.0

—

Secondary

Global Academy

Not yet inspected · 10 min walk

P8: -1.88A8: 27.3

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 12 min walk

2 primaries · 1 secondaries · 1 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
🚇
Hayes & Harlington Rail StationGreat Western Railway line
15.7 min walk
🚂
Hayes & Harlington

Nearby stations

🟣
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
16 min walk
🚂
Hayes & HarlingtonNational Rail
16 min walk
🟣
West Drayton Rail StationElizabeth line · Great Western Railway
31 min walk
🟣
Southall Rail StationGreat Western Railway · Elizabeth line
51 min walk
🟣
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
54 min walk
🚌3 bus routes · 3 stops within 400m · 23 buses/hr peak

14

Walkability score

23

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park339m
Santander docks (800m)0
Nearest cycle dock13.9 km

Nearby car parks

🅿️
Music Box
695m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.8 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 — 6.6 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

SHAKESPEARE HEALTH CENTRE

ELERS ROAD CLINIC, ELERS ROAD, UB3 1NY

14 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

0

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 (683 m)

No restaurants within 800m — nearest: Greggs (640 m)

Nearest supermarketSave More Superstore · 1.3 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Your Local730 m
Bourne Food & Wine753 m
Bourne news Box764 m
Strawberry Local767 m

Nearby cafes

The Set @ The Squareabout100 m
Costa637 m

Nearby restaurants

Greggs640 m
Subway640 m
Pop Pizza747 m
Ocean 7760 m

Nearby pubs

The Music Box683 m

Nearby gyms

Nuffield Health Fitness & Wellbeing656 m
Food hygiene (5-star)70% of 20

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

26

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,430m
Crossrail 2 route18,721m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
Borough approval rate
91%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
2 homes · 68 WALTHAM AVENUE, 68, WALTHAM AVENUE, HAYES, UB3 1TD
Pipeline pressure
NONE

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

Live in UB11 1FW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB11 1FW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

The bottom line

UB11 1FW offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catches: 61 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB11 1FW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB11 1FW meets your needs.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB11 1FW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

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
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
gp survey18 Apr
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