Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50479, -0.42343

UB3 1BA— Hayes Town, Hillingdon

Location and area intelligence for UB3 1BA, Hayes Town, Hillingdon

High-connectivity investment target

 

Safety 58/100Transport 58/100Yield 5.12%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
47
Safety
58
Schools
—
Transport
58
Environment
69
Investment
77

The bottom line

UB3 1BA offers fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 50 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB3 1BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime+160.0% vs London avg

Deep-dive guides for UB3 1BA

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

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“High-connectivity investment target”

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How UB3 1BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 5 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 3 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

169.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 450.0%

+125% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour20%
Theft13%
Robbery6%
Vehicle crime4%
Drug offences4%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.3km

Crime is +160% above London average

Property

Prices, sales volume and market trends

Avg floor area74.9 m²

EPC breakdown

C
5%
D
13%
E
6%
G
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 10%Terraced 91%

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£187,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.8%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.1%

per year

Acceleration

-148.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached10.5%
Terraced89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£109k+97.3%2
Post-dot-com plateau2001–2001£115k£115k+0%3
Pre-crash peak2005–2006£188k£200k+6.7%1.5
GFC & correction2008–2011£213k£190k-11%1.5
Pandemic surge2021–2021£432k£432k+0%1
Current market2024–2024£345k£345k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8.2%
District
8.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Hayes & Harlington Rail StationElizabeth line line
3.2 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
3 min walk
Hayes & HarlingtonNational Rail
3 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
39 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
43 min walk
Hatton Cross Underground StationPiccadilly
53 min walk
No bus stops within 400m

42

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria56 min ↑
Waterloo ★50 min
Canary Wharf53 min ↑
City54 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park343m
Santander docks (800m)0
Nearest cycle dock13.0 km

Nearby car parks

🅿️
Music Box
403m

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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.9 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.5 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 yield858.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAYES MEDICAL CENTRE

157 OLD STATION ROAD, UB3 4NA

5 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

9

Parks (1km)

14

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Crown (287 m)

Nearest supermarketSave More Superstore · 293 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

378m

Post office

Nearby shops

Tesco Express279 m
Nepalese Centre296 m
Liquor 38321 m
Nur Food Centre324 m

Nearby cafes

Cafe Vaknat301 m
T4 Tea For U317 m
Costa370 m
Asda Café465 m

Nearby restaurants

KFC273 m
Namaste Gurkha299 m
Cheatmeals315 m
Little Shiraz319 m

Nearby pubs

The Old Crown287 m
The Botwell Inn605 m
Great Western965 m

Nearby gyms

Botwell Green Sports and Leisure Centre533 m

Nearby pharmacies

Boots333 m
Superdrug381 m
Food hygiene (5-star)36% of 123

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BARAKA OF COUNSELLING LTD
COCHILLI FOODS LTD
COCHILLI PRO LTD
EMMANUEL BUILDERS LTD
GRAND STRATEGY PARTNERS LTD

+1 more

Investment

Investment grade, yield and market outlook

77

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
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

26.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,463m
Crossrail 2 route17,675m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,869 nationally

1,496

Est. population

15,953/km²

66%

Employed

53%

Degree educated

£46,300

Median income

7.2%

Claimant rate

Inner cityVery high densityRenters

16

Community stability

Age profile

21%
39%
27%
Under 1821%
18–3439%
35–4927%
50–649%
65+4%

Tenure

64%
16%
Own outright3%
Own (mortgage)10%
Private rent64%
Social rent16%
Shared ownership7%
Rent free1%

Ethnicity

16%
51%
White British10%
White Other16%
Asian51%
Black12%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household58%
Unemployed7%
No qualifications13%

Housing tenure (Census 2021)

Private rent64%
Social rent16%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
9
Local approval rate
93%
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)
300
Largest scheme
189 homes · THE OLD VINYL FACTORY SITE, THE OLD VINYL FACTORY SITE, BLYTH ROAD, HAYES, UB3 1BW
Pipeline pressure
NONE

Named schemes (500m)

THE OLD VINYL FACTORY SITE, THE OLD VINYL FACTORY SITE, BLYTH ROAD, HAYES, UB3 1BW189 homes
completed
THE OLD VINYL FACTORY, The Old Vinyl Factory, BLYTH ROAD, HAYES, UB3 1SY181 homes
completed
The Old Vinyl Factory - Gatefold Building, The Old Vinyl Factory - Gatefold Building, BLYTH ROAD, HAYES, UB3 1SY132 homes
completed
20-30, 20-30, BLYTH ROAD, HAYES, UB3 1BY120 homes
completed
20-30 BLYTH ROAD HAYES, 20-30, Blyth Road, Hayes, UB3 1BY120 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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Key facts for UB3 1BA

Full postcodeUB3 1BA
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.504785
Longitude-0.423435
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