Hayes Town · Hillingdon · 51.50633, -0.42498

UB3 1EG— Hayes Town, Hillingdon

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

 

Safety 63/100Transport 46/100Yield 5.12%

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
48
Safety
63
Schools
—
Transport
46
Environment
81
Investment
60

The bottom line

UB3 1EG offers a green environment — strong value for Most buyers 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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Toggle the things that matter to you — see how UB3 1EG scores on each.

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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?

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Location

UB3 1EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for UB3 1EG

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

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How UB3 1EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 4 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

136.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 515.2%

+81% vs borough

Crime by type

Other37%
Violence & sexual offences23%
Anti-social behaviour12%
Vehicle crime7%
Theft7%
Robbery6%
Burglary4%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.4km

Crime is +110% above London average

Property

Prices, sales volume and market trends

Avg floor area62.6 m²

EPC breakdown

B
66%
C
6%

Based on 72 properties · Confidence: high

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£156,500
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £75k–£100k · P75: £75k–£100k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2024£81k£81k+0%3

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
6 min walk
Hayes & HarlingtonNational Rail
6 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
40 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
41 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
54 min walk
No bus stops within 400m

31

Walkability score

19

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park232m
Santander docks (800m)0
Nearest cycle dock13.1 km

Nearby car parks

🅿️
Music Box
333m

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: 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 AONB

Nearest SSSI: Fray's Farm Meadows SSSI — 7.3 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.

Health

GP, dental and hospital access

PES AT SPECSAVERS HAYES HILLINGDON

UNIT 9, 5-19 BOTWELL LANE, UB3 2AB

5 min walk

4

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

7

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Crown (431 m)

Nearest supermarketSave More Superstore · 430 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)

412m

Post office

Nearby shops

Liquor 38398 m
Brother's Food Centre419 m
Nepalese Centre430 m
Paul's Bakery431 m

Nearby cafes

T4 Tea For U401 m
Costa407 m
Cafe Vaknat430 m
Asda Café626 m

Nearby restaurants

McDonald's398 m
Little Shiraz399 m
Cheatmeals402 m
KFC407 m

Nearby pubs

The Old Crown431 m
The Botwell Inn613 m
Great Western1.1 km

Nearby gyms

Botwell Green Sports and Leisure Centre507 m

Nearby pharmacies

Boots399 m
Superdrug411 m
Food hygiene (5-star)37% of 111

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AIVIMAT LTD
DRP DECORATORS LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

21.9

Price growth score

E
Low

Development pressure

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,578m
Crossrail 2 route17,849m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,660 nationally

2,075

Est. population

£41,800

Median income

7.3%

Claimant rate

Suburban

Age profile

27%
22%
23%
18%
Under 1827%
18–3422%
35–4923%
50–6418%
65+11%

Tenure

24%
27%
32%
16%
Own outright25%
Own (mortgage)27%
Private rent32%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

15%
55%
White British15%
White Other8%
Asian55%
Black11%
Mixed4%
Other6%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
88%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.2%
Ward turnout
28%
Election year
2022

Councillors

Peter Allan CurlingLabour
Janet GardnerLabour
Raju SansarpuriLabour

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Key facts for UB3 1EG

Full postcodeUB3 1EG
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.506335
Longitude-0.424981
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