Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50569, -0.43077

UB3 1EL— Hayes Town, Hillingdon

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

 

Schools 100%Safety 62/100Transport 22/100Yield 5.12%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
46
Safety
62
Schools
60
Transport
22
Environment
69
Investment
74

The bottom line

UB3 1EL offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 67 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB3 1EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for UB3 1EL

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

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How UB3 1EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Lake Farm Park Academy

Not yet inspected · 11 min walk

KS2: 107.1

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 3 min walk

P8: -1.88A8: 27.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

146.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 332.4%

+94% vs borough

Crime by type

Anti-social behaviour24%
Other22%
Violence & sexual offences20%
Vehicle crime11%
Burglary11%
Drug offences4%
Robbery4%
Theft3%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

5

Incidents (1yr)

6

Incidents (5yr)

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

Crime is +125% above London average

Property

Prices, sales volume and market trends

Avg floor area71.8 m²

EPC breakdown

C
5%
D
7%

Based on 12 properties · Confidence: medium

Street mix

Terraced 60%Flat 40%

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£179,500
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, 100 mm loft insulation
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

1999–2007 · CAGR

+13.1%

Total change

+168%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

-122.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£64k£64k+0%1
Pre-crash peak2005–2007£150k£170k+13.3%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hayes & Harlington Rail StationElizabeth line line
9.1 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
9 min walk
Hayes & HarlingtonNational Rail
9 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
37 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
45 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
51 min walk
No bus stops within 400m

16

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★67 min
Canary Wharf68 min ↑
City71 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park136m
Santander docks (800m)0
Nearest cycle dock13.5 km

Nearby car parks

🅿️
Music Box
136m

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download442 Mbps
Superfast coverage95%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 18.4 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.1 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

9 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

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

Amenities

Shops, restaurants, parks and more

9

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Music Box (757 m)

Nearest supermarketSave More Superstore · 806 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

820m

Post office

Nearby shops

Your Local779 m
Bourne Food & Wine801 m
Tesco Express861 m

Nearby cafes

The Set @ The Squareabout582 m
Asda Café686 m

Nearby restaurants

London Hayes494 m
Pop Pizza797 m
Ocean 7806 m

Nearby pubs

The Music Box757 m
Great Western928 m

Nearby gyms

Harlington Sports Centre1.0 km
Food hygiene (5-star)67% of 27

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

74

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 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

30

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,976m
Crossrail 2 route18,172m

Demographics

16 Jun

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

2.5%

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
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
9
Local approval rate
100%
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)
296
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, The Old Vinyl Factory, BLYTH ROAD, HAYES, UB3 1SY181 homes
completed
HPH3, Hyde Park Hayes, MILLINGTON ROAD, Hayes, UB3 4AZ113 homes
completed
243, 243, Blyth Road, UB3 1DD57 homes
completed
JUPITER HOUSE, 135, JUPITER HOUSE, 135, BLYTH ROAD, UB352 homes
completed
LAND AT (ADJACENT TO), LAND AT (ADJACENT TO), GUINNESS CLOSE, DAWLEY ROAD, UB328 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 1EL

Full postcodeUB3 1EL
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.505693
Longitude-0.430766
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