Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50759, -0.43232

UB3 1EQ— Hayes Town, Hillingdon

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

 

Schools 100%Safety 62/100Transport 19/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
47
Safety
62
Schools
60
Transport
19
Environment
86
Investment
58

The bottom line

UB3 1EQ offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how UB3 1EQ 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 UB3 1EQ meets your needs.

Location

UB3 1EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowRenters
Buyer fit: ExcellentInvestment 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 1EQ

🛡️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 UB3 1EQ with:

Postcode Personality

🎓 School Smart🌿 Green Lung
Share:WhatsAppShare on X

How UB3 1EQ 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 · 9 min walk

KS2: 107.1

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 6 min walk

P8: -1.88A8: 27.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 14 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.5km

Crime is +125% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB3 district median

£316,500

Based on 247 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,792/m²
Price per ft²£445/ft²
Avg floor area66.1 m²

EPC breakdown

D
7%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 13%Terraced 88%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+6%

Total change

+377%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

-33.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached12.5%
Terraced87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£70k£81k+15.4%1.5
Post-dot-com plateau2001–2001£105k£105k+0%1
Pre-crash peak2006–2006£204k£204k+0%2
Brexit uncertainty2017–2017£297k£297k+0%1
Current market2024–2024£334k£334k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
12.3%
District
12.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
11.4 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
12 min walk
Hayes & HarlingtonNational Rail
12 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
35 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
47 min walk
Heathrow Terminals 2 & 3 Rail StationHeathrow Express · Elizabeth line
53 min walk
No bus stops within 400m

15

Walkability score

26

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 park176m
Santander docks (800m)0
Nearest cycle dock13.6 km

Nearby car parks

🅿️
Music Box
365m

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 waterMEDIUM
Medium
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 AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.9 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

SHAKESPEARE HEALTH CENTRE

ELERS ROAD CLINIC, ELERS ROAD, UB3 1NY

13 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

9

Parks (1km)

0

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 (772 m)

No restaurants within 800m — nearest: London Hayes (729 m)

Nearest supermarketSave More Superstore · 957 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)

922m

Post office

Nearby shops

Your Local807 m
Bourne Food & Wine830 m
Bourne news Box859 m
Strawberry Local865 m

Nearby cafes

The Set @ The Squareabout357 m
Asda Café921 m

Nearby restaurants

London Hayes729 m
Pop Pizza825 m
Ocean 7836 m
Sun Sun873 m

Nearby pubs

The Music Box772 m
Great Western1.1 km

Nearby gyms

Harlington Sports Centre1.2 km
Food hygiene (5-star)78% of 18

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ORYZAF LTD

Investment

Investment grade, yield and market outlook

58

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

45.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,094m
Crossrail 2 route18,365m

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)
4
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
Strategic industrial location
Yes
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
181 homes · THE OLD VINYL FACTORY, The Old Vinyl Factory, BLYTH ROAD, HAYES, UB3 1SY
Pipeline pressure
NONE

Named schemes (500m)

Dealsville, Dealsville, Dawley Road, Hayes, UB3 1EN1 homes
completed
Gethceln House, Gethceln House, Dawley Road, Hayes, UB3 1EH1 homes
completed
LAND FORMING PART OF 23, LAND FORMING PART OF 23, WINDSOR GARDENS, HAYES, UB3 1QY1 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

Live in UB3 1EQ? 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 UB3 1EQ.
Help others by sharing your experience.

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

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB3 1EQ

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

No spam. Unsubscribe anytime.

Key facts for UB3 1EQ

Full postcodeUB3 1EQ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.507593
Longitude-0.432315
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