Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.51042, -0.40830

UB3 3PX— Hayes Town, Hillingdon

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

 

Schools 100%Safety 62/100Transport 16/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
45
Safety
62
Schools
60
Transport
16
Environment
76
Investment
49

The bottom line

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

The catches: 66 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB3 3PX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+123.0% vs London avg

Deep-dive guides for UB3 3PX

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

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How UB3 3PX 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 · 1 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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

144.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3125.0%

+92% vs borough

Crime by type

Other37%
Violence & sexual offences19%
Anti-social behaviour14%
Vehicle crime13%
Drug offences5%
Theft5%
Robbery5%
Burglary3%

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 +123% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,331/m²
Price per ft²£495/ft²
Avg floor area48.1 m²

EPC breakdown

C
6%
D
10%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 15%Terraced 43%Flat 42%

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£120,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2024 · CAGR

+5.5%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.7%

per year

Acceleration

-18.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached17.2%
Terraced48.3%
Flat/maisonette34.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£86k+50.3%4.2
Post-dot-com plateau2001–2004£100k£146k+45.8%3.2
Pre-crash peak2005–2007£173k£135k-21.7%3
GFC & correction2009–2012£123k£141k+14.6%1
Help-to-Buy recovery2013–2015£125k£210k+68.2%1.3
Brexit uncertainty2019–2019£300k£300k+0%1
Pandemic surge2021–2021£310k£310k+0%3
Rate-rise correction2023–2023£313k£313k+0%1
Current market2024–2024£258k£258k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Terraced-0.3% α
Local
12.9%
District
13.2%
Flat/maisonette-0.9% α
Local
10.6%
District
11.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
14 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
27 min walk
Hounslow West Underground StationPiccadilly
55 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
55 min walk
No bus stops within 400m

16

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria71 min ↑
Waterloo ★66 min
Canary Wharf69 min ↑
City69 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 dock11.9 km

Nearby car parks

🅿️
Minet Country Park
598m

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: 16.8 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 37%
More green space than 99% 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

KINCORA DOCTORS SURGERY

COLDHARBOUR LANE, UB3 3HG

4 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Botwell Inn (632 m)

Nearest supermarketHayes Food Centre · 521 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)

849m

Post office

Nearby shops

Global Wines716 m
Ali Halal Meat797 m
MBN Services824 m

Nearby cafes

Costa768 m

Nearby restaurants

Peri Peri662 m
Subway747 m
Jenny's Burgers751 m
Biryani Hub767 m

Nearby pubs

The Botwell Inn632 m

Nearby gyms

Hillingdon Cycle Circuit583 m
Goals590 m
More Energy670 m
Botwell Green Sports and Leisure Centre743 m

Nearby health

{my}dentist891 m
Food hygiene (5-star)41% of 59

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

CLIVESDALE MANAGEMENT COMPANY LIMITED
DABEEZDS LTD
LUMINA SECURITY LTD
POLBUD CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

49

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 score11/100
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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

27.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,450m
Crossrail 2 route17,034m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,111 nationally

1,783

Est. population

2,627/km²

56%

Employed

30%

Degree educated

£37,000

Median income

4.9%

Claimant rate

SuburbanLow densitySocially diverse / deprived

37

Community stability

Age profile

27%
20%
24%
19%
Under 1828%
18–3420%
35–4924%
50–6419%
65+10%

Tenure

18%
26%
41%
Own outright11%
Own (mortgage)18%
Private rent26%
Social rent41%
Shared ownership5%
Rent free1%

Ethnicity

21%
38%
21%
White British21%
White Other9%
Asian38%
Black21%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household33%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent41%
Private rent26%

vs. London

Income vs London-11.9%

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)
10
Planning apps (3 years)
11
Local approval rate
70%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
66 homes · UXBRIDGE COLLEGE (HAYES CENTRE), UXBRIDGE COLLEGE (HAYES CENTRE), COLDHARBOUR LANE, UB3
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
212, 212, COLDHARBOUR LANE, HAYES, UB3 3EQ4 homes
completed
53-55, 53-55, Abbotswood Way, Hayes, UB3 3PF3 homes
completed
37, 37, Birchway, Hayes, UB3 3PA3 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 3PX

Full postcodeUB3 3PX
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.510417
Longitude-0.408297
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