Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.51519, -0.42048

UB3 2FN— Hayes Town, Hillingdon

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

 

Schools 100%Safety 71/100Transport 18/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
47
Safety
71
Schools
90
Transport
18
Environment
59
Investment
47

The bottom line

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

The catch: 57 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 2FN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for UB3 2FN

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

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How UB3 2FN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dr Triplett's CofE Primary School

Not yet inspected · 5 min walk

KS2: 106.7

★★

Secondary

Parkside Studio College

Good · Inspected May 2023 · 10 min walk

A8: 36.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 15 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.9 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 442.9%

+14% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour24%
Other23%
Theft13%
Vehicle crime9%
Burglary3%
Drug offences2%
Robbery1%

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) · 2.4km

Crime is +32% 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£5,393/m²
Price per ft²£501/ft²
Avg floor area80.8 m²

EPC breakdown

B
4%
C
8%

Based on 12 properties · Confidence: medium

Street mix

Semi 7%Terraced 86%Flat 7%

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£202,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

2011–2024 · CAGR

+4.2%

Total change

+71%

Market Activity

Price Velocity & Acceleration

Current Velocity

+104.4%

per year

Acceleration

+144.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced85.7%
Flat/maisonette7.1%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£302k£302k+0%8
Help-to-Buy recovery2014–2016£357k£420k+17.8%2
Pandemic surge2021–2021£252k£252k+0%1
Current market2024–2024£515k£515k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.3% alpha

Terraced-2.3% α
Local
7%
District
9.3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
16.2 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
17 min walk
Hayes & HarlingtonNational Rail
17 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
39 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
45 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
59 min walk
No bus stops within 400m

11

Walkability score

10

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park265m
Santander docks (800m)0
Nearest cycle dock12.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed420 Mbps
Median download413 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: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.6 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 28%
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

HILLINGDON ISRH

WAKLEY CENTRE, HAYES COTTAGE HOSPITAL, GRANGE ROAD, UB3 2RR

9 min walk

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.1 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)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (819 m)

No restaurants within 800m — nearest: Subway (867 m)

Nearest supermarketHayes Food Centre · 790 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)

936m

Post office

Nearby shops

Best-one581 m
Tesco Express710 m
Global Wines902 m
Brother's Food Centre906 m

Nearby cafes

Costa942 m
T4 Tea For U1.0 km
Cafe Vaknat1.1 km

Nearby restaurants

Subway867 m
Jenny's Burgers871 m
Papa John's876 m
Biryani Hub879 m

Nearby pubs

The Botwell Inn819 m
The Old Crown1.2 km

Nearby gyms

More Energy591 m
Botwell Green Sports and Leisure Centre759 m

Nearby pharmacies

Superdrug926 m
Boots1.0 km
Food hygiene (5-star)40% of 30

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BLUEWAVE LAUNDERETTE LTD
CHATRA ESTATES LTD
FRESH CYCLE LTD
HEAD OF THE CLASS LTD
UNITED FLOWERS LIMITED

Investment

Investment grade, yield and market outlook

47

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

30.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,338m
Crossrail 2 route18,030m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,156 nationally

1,770

Est. population

6,943/km²

55%

Employed

34%

Degree educated

£41,800

Median income

7.5%

Claimant rate

SuburbanMedium densityMixed

43

Community stability

Age profile

31%
18%
24%
16%
Under 1831%
18–3418%
35–4924%
50–6416%
65+12%

Tenure

17%
28%
21%
24%
Own outright18%
Own (mortgage)28%
Private rent21%
Social rent24%
Shared ownership9%
Rent free0%

Ethnicity

28%
35%
13%
White British28%
White Other8%
Asian35%
Black14%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household22%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent24%
Private rent21%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
9
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)
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
THE ROYAL OAK PUBLIC HOUSE, THE ROYAL OAK PUBLIC HOUSE, CHURCH ROAD, HAYES, UB3 218 homes
completed
Herne House, Herne House, Church Walk, Hayes, UB3 2RL16 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 2FN

Full postcodeUB3 2FN
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.515195
Longitude-0.420481
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