Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.51038, -0.41939

UB3 2EH— Hayes Town, Hillingdon

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

 

Safety 63/100Transport 36/100Yield 5.12%

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
46
Safety
63
Schools
—
Transport
36
Environment
70
Investment
64

The bottom line

UB3 2EH offers fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

UB3 2EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for UB3 2EH

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

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How UB3 2EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 4 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

136.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 515.2%

+81% vs borough

Crime by type

Other37%
Violence & sexual offences23%
Anti-social behaviour12%
Vehicle crime7%
Theft7%
Robbery6%
Burglary4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.0km

Crime is +110% above London average

Property

Prices, sales volume and market trends

Avg floor area85.4 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

Street mix

Semi 67%Terraced 33%

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£213,500
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, 100 mm loft insulation
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

1995–2017 · CAGR

+8.6%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-70.83

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£68k£80k+17.4%1.5
Post-dot-com plateau2001–2004£142k£230k+62%1
GFC & correction2008–2010£250k£245k-2%1.3
Help-to-Buy recovery2016–2016£420k£420k+0%1
Brexit uncertainty2017–2017£423k£423k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hayes & Harlington Rail StationElizabeth line line
9.8 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
10 min walk
Hayes & HarlingtonNational Rail
10 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
36 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
46 min walk
Hounslow West Underground StationPiccadilly
59 min walk
No bus stops within 400m

37

Walkability score

13

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 park158m
Santander docks (800m)0
Nearest cycle dock12.7 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: 17.5 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 25%
More green space than 93% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.1 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

4 min walk

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.8 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)

15

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketHayes Food Centre · 327 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)

395m

Post office

Nearby shops

Brother's Food Centre366 m
Global Wines368 m
Ali Halal Meat388 m
MBN Services409 m

Nearby cafes

Costa402 m
T4 Tea For U498 m
Cafe Vaknat591 m

Nearby restaurants

Subway328 m
Jenny's Burgers332 m
Papa John's335 m
Biryani Hub339 m

Nearby pubs

The Botwell Inn305 m
The Old Crown623 m

Nearby gyms

Botwell Green Sports and Leisure Centre219 m
More Energy803 m

Nearby pharmacies

Superdrug386 m
Boots461 m
Food hygiene (5-star)28% of 163

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

B P W PLASTERING LIMITED
GONDARA TRANSPORT LTD

Investment

Investment grade, yield and market outlook

64

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

22

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,218m
Crossrail 2 route17,714m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,660 nationally

2,075

Est. population

6,691/km²

56%

Employed

32%

Degree educated

£41,800

Median income

7.3%

Claimant rate

SuburbanMedium densityMixed

42

Community stability

Age profile

27%
22%
23%
18%
Under 1827%
18–3422%
35–4923%
50–6418%
65+11%

Tenure

24%
27%
32%
16%
Own outright25%
Own (mortgage)27%
Private rent32%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

15%
55%
White British15%
White Other8%
Asian55%
Black11%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household31%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent32%
Social rent16%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
14
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)
346
Largest scheme
331 homes · Chailey Industrial Estate, Chailey Industrial Estate, Pump Lane, Hayes, UB3 3NB
Pipeline pressure
NONE

Named schemes (500m)

HAYES SOCIAL & SPORT CLUB, 143, HAYES SOCIAL & SPORT CLUB, 143, CHURCH ROAD, HAYES, UB3 2LE32 homes
completed
5-19, 5-19, Botwell Lane, Hayes, UB3 2AB24 homes
completed
Golden Cross, Golden Cross, Botwell Lane, Hayes, UB3 2AD22 homes
completed
THE KINGS ARMS PH, 109, THE KINGS ARMS PH, 109, COLDHARBOUR LANE, HAYES, UB3 3EG21 homes
completed
LAND FORMING P/O HAYES & HARLINGTON CONSERVATION CLUB, 141, LAND FORMING P/O HAYES & HARLINGTON CONSERVATION CLUB, 141, CHURCH ROAD, UB3 2LE14 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 2EH

Full postcodeUB3 2EH
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.510378
Longitude-0.419394
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