Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50357, -0.42241

UB3 1FG— Hayes Town, Hillingdon

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

High-connectivity investment target

 

Safety 62/100Transport 60/100Yield 5.12%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
54
Safety
62
Schools
—
Transport
60
Environment
67
Investment
77

The bottom line

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

The catches: very high noise (65 dB) — check proximity to rail lines and 50 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB3 1FG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowYoung professionals
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for UB3 1FG

🛡️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 1FG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 6 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 4 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 23 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.2km

Crime is +125% above London average

Property

Prices, sales volume and market trends

Avg floor area60.6 m²

EPC breakdown

B
53%

Based on 53 properties · Confidence: high

Street mix

Flat 100%

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£151,500
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2022 · CAGR

+-17.1%

Total change

-17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.1%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£410k£410k+0%35
Rate-rise correction2022–2022£340k£340k+0%18

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-40.8% alpha

Flat/maisonette-40.8% α
Local
-17.1%
District
23.7%

CAGR over 1yr 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

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
1.6 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
2 min walk
Hayes & HarlingtonNational Rail
2 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
38 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
44 min walk
Hatton Cross Underground StationPiccadilly
51 min walk
No bus stops within 400m

44

Walkability score

73

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 park207m
Santander docks (800m)0
Nearest cycle dock12.9 km

Nearby car parks

🅿️
Music Box
497m

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 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.8 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.6 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

4 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketSave More Superstore · 267 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

430m

Post office

Nearby shops

Tesco Express203 m
Nepalese Centre274 m
Nur Food Centre320 m
Mashaallah Food Centre341 m

Nearby cafes

Cafe Vaknat283 m
T4 Tea For U341 m
Asda Café363 m
Costa421 m

Nearby restaurants

KFC257 m
Namaste Gurkha279 m
Roop Food Corner313 m
London Hayes327 m

Nearby pubs

The Old Crown255 m
The Botwell Inn653 m
Great Western894 m

Nearby gyms

Botwell Green Sports and Leisure Centre609 m

Nearby pharmacies

Boots370 m
Superdrug436 m
Food hygiene (5-star)35% of 123

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

KUPU HOLISTIC LTD
SEATRE LTD
SIL H LTD

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 score18/100
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

43.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,387m
Crossrail 2 route17,549m

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

Inner cityLow densityYoung professionals

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)
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)
18
Planning apps (3 years)
12
Local approval rate
94%
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)
297
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 - 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
30/32, 30/32, Blyth Road, HAYES, UB3 1BY118 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 1FG

Full postcodeUB3 1FG
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.503567
Longitude-0.422411
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