Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50825, -0.40741

UB3 3LB— Hayes Town, Hillingdon

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

 

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

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
71
Schools
60
Transport
18
Environment
76
Investment
51

The bottom line

UB3 3LB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 65 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 3LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for UB3 3LB

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

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How UB3 3LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Minet Junior School

Not yet inspected · 4 min walk

KS2: 106.9

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 18 min walk

P8: -1.88A8: 27.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.7 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 778.9%

+13% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Vehicle crime20%
Anti-social behaviour15%
Burglary6%
Drug offences4%
Robbery4%
Theft2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +30% 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£6,753/m²
Price per ft²£627/ft²
Avg floor area77 m²

EPC breakdown

A
1%
C
2%
D
10%

Based on 13 properties · Confidence: medium

Street mix

Semi 86%Terraced 14%

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£192,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1995–2026 · CAGR

+7.3%

Total change

+797%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

+32.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached85.7%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£114k+96.6%1
Post-dot-com plateau2003–2004£165k£188k+13.9%2
Pre-crash peak2007–2007£243k£243k+0%2
Help-to-Buy recovery2016–2016£385k£385k+0%1
Pandemic surge2020–2020£390k£390k+0%1
Current market2026–2026£520k£520k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.9% alpha

Semi-detached+3.9% α
Local
13.9%
District
10%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
12.7 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
25 min walk
Hounslow West Underground StationPiccadilly
52 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
56 min walk
No bus stops within 400m

15

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria70 min ↑
Waterloo ★65 min
Canary Wharf68 min ↑
City68 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 park279m
Santander docks (800m)0
Nearest cycle dock11.9 km

Nearby car parks

🅿️
Minet Country Park
525m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.7 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 9.4 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

6 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (644 m)

No restaurants within 800m — nearest: Peri Peri (649 m)

Nearest supermarketHayes Food Centre · 557 m
4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

827m

Post office

Nearby shops

Global Wines698 m

Nearby cafes

Costa973 m

Nearby restaurants

Peri Peri649 m
Jenny's Burgers745 m
Biryani Hub759 m
McDonald's1.0 km

Nearby pubs

The Botwell Inn644 m

Nearby gyms

Goals560 m
Hillingdon Cycle Circuit684 m
More Energy917 m

Nearby health

{my}dentist1.1 km
Food hygiene (5-star)42% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BPS SECURITY LIMITED
SHARP VISION SERVICES LTD

Investment

Investment grade, yield and market outlook

51

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 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

26.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,372m
Crossrail 2 route16,867m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,042 nationally

1,971

Est. population

2,714/km²

57%

Employed

33%

Degree educated

£41,800

Median income

6.5%

Claimant rate

SuburbanLow densityMixed

43

Community stability

Age profile

28%
24%
23%
16%
Under 1828%
18–3424%
35–4923%
50–6416%
65+10%

Tenure

23%
32%
32%
Own outright23%
Own (mortgage)32%
Private rent32%
Social rent12%
Shared ownership2%

Ethnicity

57%
White British12%
White Other7%
Asian57%
Black11%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household20%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent32%
Social rent12%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
73%
Borough approval rate
84%
Historic landfill (400m)
1
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)
5
Largest scheme
65 homes · GLENISTER HALL AND SPORT GROUND, GLENISTER HALL AND SPORT GROUND, MINET DRIVE, HAYES, UB3 3JP
Pipeline pressure
NONE

Named schemes (500m)

GLENISTER HALL AND SPORT GROUND, GLENISTER HALL AND SPORT GROUND, MINET DRIVE, HAYES, UB3 3JP65 homes
completed
LAND ADJACENT HAYES BY-PASS, EAST OF, LAND ADJACENT HAYES BY-PASS, EAST OF, AVONDALE DRIVE, UB358 homes
completed
53-55, 53-55, Abbotswood Way, Hayes, UB3 3PF3 homes
completed
37, 37, Birchway, Hayes, UB3 3PA3 homes
completed
59, 59, Silverdale Gardens, HAYES, UB3 3LW3 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 3LB

Full postcodeUB3 3LB
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.508247
Longitude-0.407407
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