Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50891, -0.40640

UB3 3PD— Hayes Town, Hillingdon

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

The family fortress

 

Schools 100%Safety 71/100Transport 16/100Low yield 3.48%

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
71
Schools
60
Transport
16
Environment
77
Investment
40

The bottom line

UB3 3PD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £465,000 median — 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 3PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-10.6% vs London avg
vs London income-0.5% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for UB3 3PD

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB3 3PD 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 · 19 min walk

P8: -1.88A8: 27.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 23 min walk

3 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.4km

Crime is +30% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

0.0%

This year

Semi-detached

Dominant type

Price history

5-year change
+3.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£475,000
Avg terraced£465,000
Price per m²£5,924/m²
Price per ft²£550/ft²
Avg floor area80 m²

EPC breakdown

C
5%
D
20%
E
3%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 56%Terraced 38%Flat 6%

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

Stamp duty

Standard buyer£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.1×

Price-to-income

£2,326/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,000
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, 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

1995–2026 · CAGR

+6.1%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-7.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached57.4%
Terraced36.2%
Flat/maisonette6.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£104k+40.5%2.2
Post-dot-com plateau2001–2004£123k£184k+50.2%2.2
Pre-crash peak2005–2007£219k£250k+14.2%1.3
GFC & correction2008–2012£255k£225k-11.8%2.5
Help-to-Buy recovery2013–2016£279k£304k+8.8%1.2
Brexit uncertainty2018–2018£405k£405k+0%1
Pandemic surge2021–2021£450k£450k+0%3
Current market2024–2026£485k£460k-5.2%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Semi-detached

-1.2% alpha

Terraced+0% α
Local
8.9%
District
8.9%
Semi-detached-1.2% α
Local
5.7%
District
6.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
13.9 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
15 min walk
Hayes & HarlingtonNational Rail
15 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
24 min walk
Hounslow West Underground StationPiccadilly
52 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
57 min walk
No bus stops within 400m

14

Walkability score

13

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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park185m
Santander docks (800m)0
Nearest cycle dock11.8 km

Nearby car parks

🅿️
Minet Country Park
448m

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: 16.6 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 9.5 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

KINCORA DOCTORS SURGERY

COLDHARBOUR LANE, UB3 3HG

6 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 1.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.3 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 (718 m)

No restaurants within 800m — nearest: Peri Peri (729 m)

Nearest supermarketHayes Food Centre · 623 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)

911m

Post office

Nearby cafes

Costa885 m

Nearby restaurants

Peri Peri729 m
McDonald's937 m
Hot House Pizza1.0 km
The Grapes1.0 km

Nearby pubs

The Botwell Inn718 m

Nearby gyms

Goals472 m
Hillingdon Cycle Circuit583 m
More Energy878 m

Nearby health

{my}dentist1.1 km
Food hygiene (5-star)41% of 17

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

BARRON ACCOUNTS LIMITED
BSG CATERERS LIMITED
CAKE.HOUSE90 LTD
CAREERSWISE LIMITED
RNRCARS WEST LONDON LIMITED

+3 more

Investment

Investment grade, yield and market outlook

40

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

37.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,307m
Crossrail 2 route16,840m

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%
Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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
75%
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
54 ABBOTSWOOD WAY, 54, HAYES, UB3 3PQ2 homes
completed
10 HALSEND, HAYES, UB3 3LB1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£465,000)

£10,750

Standard buyer

£2,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB3 3PD

Full postcodeUB3 3PD
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.508908
Longitude-0.406404
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