Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.51291, -0.41644

UB3 2BP— Hayes Town, Hillingdon

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

 

Safety 69/100Transport 20/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
39
Safety
69
Schools
—
Transport
20
Environment
62
Investment
50

The bottom line

UB3 2BP offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 59 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB3 2BP 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 2BP meets your needs.

Location

UB3 2BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for UB3 2BP

🛡️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 2BP with:

Postcode Personality

🔒 Very Safe
Share:WhatsAppShare on X

How UB3 2BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Dr Triplett's CofE Primary School

Not yet inspected · 7 min walk

KS2: 106.7

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 15 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.0 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 509.4%

+34% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour17%
Vehicle crime11%
Drug offences7%
Theft6%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.3km

Crime is +55% 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£6,218/m²
Price per ft²£578/ft²
Avg floor area96.5 m²

EPC breakdown

B
1%
C
5%
D
14%
E
1%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 27%Terraced 73%

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£241,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.4%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.9%

per year

Acceleration

-65.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached28.6%
Terraced71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£82k£131k+60.4%1.8
Pre-crash peak2005–2005£223k£223k+0%2
GFC & correction2008–2010£250k£250k+0%1
Brexit uncertainty2017–2017£410k£410k+0%1
Rate-rise correction2022–2022£650k£650k+0%1
Current market2025–2025£605k£605k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-3.2% alpha

Terraced-3.2% α
Local
15.8%
District
19%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 StationGreat Western Railway line
13.7 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
14 min walk
Hayes & HarlingtonNational Rail
14 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
34 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
49 min walk
Hounslow West Underground StationPiccadilly
61 min walk
No bus stops within 400m

24

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★59 min
Canary Wharf62 min ↑
City63 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park504m
Santander docks (800m)0
Nearest cycle dock12.5 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 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: 17.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 7.0 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

KINCORA DOCTORS SURGERY

COLDHARBOUR LANE, UB3 3HG

4 min walk

68%

Recommend GP

68%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.6 km
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

12

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (522 m)

Nearest supermarketHayes Food Centre · 458 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)

701m

Post office

Nearby shops

Global Wines624 m
Brother's Food Centre672 m
Ali Halal Meat676 m
MBN Services704 m

Nearby cafes

Costa709 m
T4 Tea For U803 m
Cafe Vaknat892 m

Nearby restaurants

Peri Peri590 m
Subway606 m
Jenny's Burgers611 m
Biryani Hub624 m

Nearby pubs

The Botwell Inn522 m
The Old Crown926 m

Nearby gyms

More Energy456 m
Botwell Green Sports and Leisure Centre514 m

Nearby pharmacies

Superdrug693 m
Boots768 m
Food hygiene (5-star)30% of 116

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ASYAB LTD
KENNET BAZAAR LTD
KENNET ISLAND ESTATE LTD
MATTU AND BHATTI PAINTER LTD
PAL EMPIRE LTD

+6 more

Investment

Investment grade, yield and market outlook

50

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

24.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,035m
Crossrail 2 route17,663m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,006 nationally

1,931

Est. population

12,228/km²

54%

Employed

28%

Degree educated

£41,800

Median income

7.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

29%
23%
23%
16%
Under 1829%
18–3423%
35–4923%
50–6416%
65+9%

Tenure

13%
27%
30%
29%
Own outright13%
Own (mortgage)27%
Private rent30%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

17%
55%
White British17%
White Other5%
Asian55%
Black10%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household31%
Unemployed8%
No qualifications29%

Housing tenure (Census 2021)

Private rent30%
Social rent29%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
15
Local approval rate
82%
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)
15
Largest scheme
183 homes · HAYES FOOTBALL CLUB, HAYES FOOTBALL CLUB, CHURCH ROAD, UB3 2LE
Pipeline pressure
NONE

Named schemes (500m)

THE KINGS ARMS PH, 109, THE KINGS ARMS PH, 109, COLDHARBOUR LANE, HAYES, UB3 3EG21 homes
completed
COLDHARBOUR LANE HOUSE, COLDHARBOUR LANE HOUSE, COLDHARBOUR LANE, UB320 homes
completed
Botwell Brotherhood Hall, 118-126, Botwell Brotherhood Hall, 118-126, Coldharbour Lane, UB39 homes
completed
39 - 43, 39 - 43, Coldharbour Lane, Hayes, UB3 3EB3 homes
completed
45, 45, Coldharbour Lane, Hayes, UB3 3EE2 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 2BP? 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 2BP.
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 2BP

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

No spam. Unsubscribe anytime.

Key facts for UB3 2BP

Full postcodeUB3 2BP
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.512910
Longitude-0.416439
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