Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50423, -0.42711

UB3 1FP— Hayes Town, Hillingdon

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

Under-the-radar value

 

Safety 62/100Transport 55/100Yield 5.40%

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
48
Safety
62
Schools
—
Transport
55
Environment
69
Investment
61

The bottom line

UB3 1FP offers fast broadband at £300,000 median — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 50 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB3 1FP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-42.3% vs London avg
vs London income-0.5% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for UB3 1FP

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

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“Under-the-radar value”

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How UB3 1FP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 7 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 1 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 20 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.1km

Crime is +125% above London average

Property

2 Jul

Prices, sales volume and market trends

£300,000

Median sale price

Bottom 25% — 42% below London median

£300,000 is 42% below the London median (£520,000)

-1.1%

This year

Flat

Dominant type

Price history

Sales (24 months)17
New build100.0%
Avg flat£300,000
Price per m²£4,926/m²
Price per ft²£458/ft²
Avg floor area60.9 m²

EPC breakdown

B
78%

Based on 78 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

Stamp duty

Standard buyer£2,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.2×

Price-to-income

£1,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,250
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,661
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2022–2025 · CAGR

+-14%

Total change

-36%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.3%

per year

Acceleration

+22.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 74 sales

Property Type Mix

Total: 74 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2023£488k£373k-23.5%20.5
Current market2024–2025£300k£310k+3.3%16.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.6% alpha

Flat/maisonette-8.6% α
Local
-14%
District
-5.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing13

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
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
West Drayton Rail StationGreat Western Railway · Elizabeth line
40 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
42 min walk
Heathrow Terminals 2 & 3 Underground StationPiccadilly
51 min walk
No bus stops within 400m

26

Walkability score

34

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park166m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Music Box
166m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.1 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 — 7.4 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

6 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.4 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)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Crown (546 m)

Nearest supermarketSave More Superstore · 553 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)

627m

Post office

Nearby shops

Nepalese Centre557 m
Tesco Express564 m
Liquor 38581 m
Nur Food Centre587 m

Nearby cafes

Asda Café419 m
Cafe Vaknat563 m
T4 Tea For U577 m
Costa620 m

Nearby restaurants

London Hayes238 m
KFC534 m
Namaste Gurkha560 m
Cheatmeals576 m

Nearby pubs

The Old Crown546 m
Great Western803 m

Nearby gyms

Botwell Green Sports and Leisure Centre760 m

Nearby pharmacies

Boots590 m
Superdrug629 m
Food hygiene (5-star)35% of 60

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

4M LOGISTICS GLOBAL LTD
COLM SHORTEN LIMITED
EVELYNE BRIGHT PROPERTY LIMITED
NEVER 2L8 DRIVING SCHOOL LTD.
REDGOLD EMPORIUM LTD

+3 more

Investment

Investment grade, yield and market outlook

61

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,716m
Crossrail 2 route17,872m

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%
Price vs London-42.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
10
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)
294
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
HPH3, Hyde Park Hayes, MILLINGTON ROAD, Hayes, UB3 4AZ113 homes
completed
Machine Store and Pressing Plant, Machine Store and Pressing Plant, Blyth Road, Hayes, UB3 1SY81 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£300,000)

£2,500

Standard buyer

£0

First-time buyer

Save £2,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB3 1FP

Full postcodeUB3 1FP
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.504232
Longitude-0.427114
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