Deep-dive guides for UB3 2ER
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At a glance
- 📍UB3 2ER is in Hayes Town, Hillingdon — exceptional school provision — 100% Good or Outstanding.
- 🏠Property prices average £860k (median). Crime is 33% below the London average.
- 👤Best for: Families
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£860,000
Median sale price
This year
Semi-detached
Dominant type
Price history
EPC breakdown
Based on 11 properties · Confidence: medium
Street mix
LHA rates — Outer West London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Stamp Duty & Affordability Calculator
Stamp duty on median price (£860,000)
£30,500
Standard buyer
£30,500
First-time buyer
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
Investment
Rental yield, rent and gentrification
33
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (1.88%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
Price growth potential
New supply risk
Safety
29 MayCrime rates and local incidents
MEDIUM CRIME
43.4 incidents per 1,000 residents
-16% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 133% below London average
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
53
Walkability score
8
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
73 min
London Bridge
81 min
Victoria
69 min
Waterloo
71 min
Canary Wharf
65 min
City ★
Source: TfL Journey Planner (sector-level)
Location
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Botwell House Catholic Primary School
Not yet inspected · 6 min walk
KS2: 105.2
Secondary
Global Academy
Not yet inspected · 12 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
McMillan Nursery School
Good · 17 min walk
5 primaries · 1 secondaries · 0 childcare — within 1km
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Fray's Farm Meadows SSSI — 6.9 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Health
GP, dental and hospital access
PES AT SPECSAVERS HAYES HILLINGDON
UNIT 9, 5-19 BOTWELL LANE, UB3 2AB
7 min walk
5
GPs within 1km
5
Dentists within 1km
Demographics
22 AprPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 11,350 nationally
2,007
Est. population
9,996/km²
51%
Employed
31%
Degree educated
£37,000
Median income
5.4%
Claimant rate
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Politics
Local councillors and MP
Councillors
Amenities
Shops, restaurants, parks and more
14
Parks (1km)
15
Restaurants (800m)
4
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
2
Gyms (1km)
2
Sports (1km)
0
Convenience
1
Libraries (1km)
0
Cinemas (2km)
593m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
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