Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50726, -0.41735

UB3 3EW— Hayes Town, Hillingdon

Location and area intelligence for UB3 3EW, Hayes Town, Hillingdon

High-connectivity investment target

 

Safety 54/100Transport 46/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Lopsided profile — strong safety but weak schools

Liveability
39
Safety
54
Schools
—
Transport
46
Environment
56
Investment
57

The bottom line

UB3 3EW offers fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

UB3 3EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+199.0% vs London avg

Deep-dive guides for UB3 3EW

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

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How UB3 3EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 9 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

194.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 477.1%

+158% vs borough

Crime by type

Other35%
Violence & sexual offences21%
Anti-social behaviour14%
Vehicle crime8%
Theft7%
Burglary6%
Robbery5%
Drug offences4%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 1.7km

Crime is +199% 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£3,082/m²
Price per ft²£286/ft²
Avg floor area71.7 m²

EPC breakdown

C
1%
D
6%

Based on 7 properties · Confidence: low

Street mix

Terraced 20%Flat 60%Other 20%

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£179,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
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

1999–2025 · CAGR

+5.2%

Total change

+277%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

-15.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 11 sales

Property Type Mix

Total: 11 sales

Terraced27.3%
Flat/maisonette72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£60k£83k+38.1%1.5
Post-dot-com plateau2001–2001£84k£84k+0%1
Pre-crash peak2007–2007£245k£245k+0%1
Brexit uncertainty2017–2018£218k£223k+2.3%1
Rate-rise correction2022–2022£243k£243k+0%3
Current market2025–2025£225k£225k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hayes & Harlington StationGreat Western Railway line
6.2 min walk
Hayes & Harlington

Nearby stations

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

49

Walkability score

37

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park163m
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 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: 17.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 28%
Less green space than 97% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.5 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

2 min walk

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

12

Convenience

Nearest supermarketHayes Food Centre · 224 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

130m

Post office

Nearby shops

Global Wines8 m
Ali Halal Meat76 m
MBN Services104 m
Hari News116 m

Nearby cafes

Costa137 m
T4 Tea For U200 m
Cafe Vaknat272 m
Asda Café899 m

Nearby restaurants

Jenny's Burgers57 m
Subway57 m
Peri Peri60 m
Biryani Hub65 m

Nearby pubs

The Botwell Inn117 m
The Old Crown307 m

Nearby gyms

Botwell Green Sports and Leisure Centre159 m
More Energy1.0 km

Nearby pharmacies

Superdrug129 m
Boots173 m
Food hygiene (5-star)30% of 175

Business

Local businesses registered here

Active businesses
3
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

GLOBAL WINE MART LTD
IMAGE SERVICES LIMITED
SAVERS FOOD & WINE LIMITED

Investment

Investment grade, yield and market outlook

57

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 score15/100
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

30.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,055m
Crossrail 2 route17,428m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,886 nationally

2,076

Est. population

7,937/km²

56%

Employed

27%

Degree educated

£41,800

Median income

8.9%

Claimant rate

Inner cityHigh densityRenters

28

Community stability

Age profile

29%
23%
25%
16%
Under 1829%
18–3423%
35–4925%
50–6416%
65+7%

Tenure

46%
29%
Own outright11%
Own (mortgage)12%
Private rent46%
Social rent29%
Shared ownership1%
Rent free1%

Ethnicity

52%
19%
White British9%
White Other7%
Asian52%
Black19%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine32%
No car household50%
Unemployed7%
No qualifications29%

Housing tenure (Census 2021)

Private rent46%
Social rent29%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
25
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)
345
Largest scheme
331 homes · Chailey Industrial Estate, Chailey Industrial Estate, Pump Lane, Hayes, UB3 3NB
Pipeline pressure
NONE

Named schemes (500m)

Chailey Industrial Estate, Chailey Industrial Estate, Pump Lane, Hayes, UB3 3NB331 homes
completed
Union House, 23, Union House, 23, Clayton Road, UB346 homes
completed
5-19, 5-19, Botwell Lane, Hayes, UB3 2AB24 homes
completed
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

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 3EW

Full postcodeUB3 3EW
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.507257
Longitude-0.417355
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