Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.51352, -0.42393

UB3 2AZ— Hayes Town, Hillingdon

Location and area intelligence for UB3 2AZ, Hayes Town, Hillingdon

The family fortress

 

Schools 100%Safety 76/100Transport 20/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
48
Safety
76
Schools
90
Transport
20
Environment
74
Investment
52

The bottom line

UB3 2AZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 57 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB3 2AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for UB3 2AZ

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB3 2AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lake Farm Park Academy

Not yet inspected · 2 min walk

KS2: 107.1

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 10 min walk

A8: 36.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 13 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.0 incidents per 1,000 residents

Better than 56% of London
↑ Rising 722.2%

-23% vs borough

Crime by type

Anti-social behaviour34%
Violence & sexual offences22%
Other16%
Theft8%
Drug offences7%
Vehicle crime7%
Burglary7%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.2km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,502/m²
Price per ft²£418/ft²
Avg floor area63.6 m²

EPC breakdown

C
34%
D
25%
E
4%
F
3%

Based on 66 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£159,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+5.7%

Total change

+430%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.3%

per year

Acceleration

+0.61

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 73 sales

Property Type Mix

Total: 73 sales

Terraced1.4%
Flat/maisonette98.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£84k+54.6%3
Post-dot-com plateau2001–2004£90k£131k+45.6%2
Pre-crash peak2005–2007£132k£180k+36.4%4.3
GFC & correction2008–2012£154k£149k-3.2%2.2
Help-to-Buy recovery2013–2016£180k£271k+50.6%2.5
Brexit uncertainty2018–2019£199k£260k+30.7%2.5
Pandemic surge2020–2021£279k£279k-0.2%2.5
Rate-rise correction2023–2023£286k£286k+0%2
Current market2024–2025£285k£286k+0.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
6.5%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
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
14.2 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
15 min walk
Hayes & HarlingtonNational Rail
15 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
41 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
42 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
60 min walk
No bus stops within 400m

12

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park518m
Santander docks (800m)0
Nearest cycle dock13.0 km

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 waterLOW
Low
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: 17.8 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 13%
More green space than 98% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 6.6 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 yield858.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES AT SPECSAVERS HAYES HILLINGDON

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

9 min walk

6

GPs within 1km

0

Dentists within 1km

1

Care homes (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

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (775 m)

No restaurants within 800m — nearest: Papa John's (770 m)

Nearest supermarketHayes Food Centre · 789 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)

817m

Post office

Nearby shops

Best-one531 m
Brother's Food Centre791 m
Global Wines827 m
Ali Halal Meat828 m

Nearby cafes

Costa822 m
T4 Tea For U908 m
Cafe Vaknat998 m

Nearby restaurants

Papa John's770 m
Subway780 m
Jenny's Burgers782 m
Biryani Hub785 m

Nearby pubs

The Botwell Inn775 m
The Old Crown1.0 km

Nearby gyms

Botwell Green Sports and Leisure Centre674 m

Nearby pharmacies

Superdrug807 m
Boots873 m
Food hygiene (5-star)53% of 15

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

COMPTON CARS LTD
ELECTRIC HUB LIMITED
M ROSSO LTD

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,559m
Crossrail 2 route18,155m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,352 nationally

1,277

Est. population

10,746/km²

58%

Employed

35%

Degree educated

£41,800

Median income

5.5%

Claimant rate

SuburbanHigh densityRenters

36

Community stability

Age profile

31%
22%
26%
13%
Under 1831%
18–3422%
35–4926%
50–6413%
65+8%

Tenure

15%
29%
41%
14%
Own outright15%
Own (mortgage)29%
Private rent41%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

20%
42%
13%
White British20%
White Other12%
Asian42%
Black13%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household25%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent41%
Social rent15%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
8
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
183 homes · HAYES FOOTBALL CLUB, HAYES FOOTBALL CLUB, CHURCH ROAD, UB3 2LE
Pipeline pressure
NONE

Named schemes (500m)

HAYES FOOTBALL CLUB, HAYES FOOTBALL CLUB, CHURCH ROAD, UB3 2LE183 homes
completed
HAYES SOCIAL & SPORT CLUB, 143, HAYES SOCIAL & SPORT CLUB, 143, CHURCH ROAD, HAYES, UB3 2LE32 homes
completed
LAND AT CHESTNUT ALLOTMENTS AND, 38-50, LAND AT CHESTNUT ALLOTMENTS AND, 38-50, BOTWELL COMMON ROAD, UB331 homes
completed
Golden Cross, Golden Cross, Botwell Lane, Hayes, UB3 2AD22 homes
completed
THE ROYAL OAK PUBLIC HOUSE, THE ROYAL OAK PUBLIC HOUSE, CHURCH ROAD, HAYES, UB3 218 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 2AZ

Full postcodeUB3 2AZ
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.513523
Longitude-0.423926
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