Neighbourhood · Hillingdon

Hayes End: house prices and how the area is changing

Official figures for the Hayes End neighbourhood of Hillingdon, England (ONS area Hillingdon 024). Headline figures assembled 12 October 2026. Postcodes UB11, UB3, UB4, UB8. Figures that read a point use the neighbourhood's centre, near UB3 2QD.

A neighbourhood with below-average incomes, changing little against Hillingdon

Hayes End is a neighbourhood with below-average incomes; it is changing little against Hillingdon (few signs of gentrification: 1 of 22 signals rising, 2 falling). Houses here typically resell for £495,000 and flats for £275,000 (median resale prices, 2023-2025). Recorded crime is lower than across Hillingdon (0.7 times the borough's rate), schools nearby are improving in line with the council's and the nearest railway station, Hayes & Harlington, is 2.2 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.

Typical house price

£495,000

Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£275,000

Median resale price of flats in the neighbourhood, 2023-2025; +3% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Few signs

Weighted balance +0.00; 1 of 22 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 3 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 3.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£64,000

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.7 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Hayes End sits in Hillingdon

Typical house price: 12th lowest of 32 neighbourhoods in Hillingdon
Typical flat price: joint 9th lowest of the 27 neighbourhoods in Hillingdon with enough flat sales for one
Average household income: 5th lowest of 32 neighbourhoods in Hillingdon

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Hayes End

Median resale price of houses each year here and across Hillingdon, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Hillingdon, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

1 of 22 counted signals point towards rising affluence against Hillingdon, 2 the other way and 19 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Benefit claims (DWP)

Falling behind the borough

Home improvement applications
Homes selling

Stations and schools nearby

Nearest station

Hayes & Harlington Railway station, 2.2 km from the neighbourhood's centre in a straight line. About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 52 min) and Heathrow Terminal 4 (about 13 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Rosedale Primary School 280 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023).
Nearest state secondary school Rosedale College 390 m from the neighbourhood's centre. Ofsted: Good (Jul 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Hayes End

What is the typical house price in Hayes End?

£495,000. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.

How does Hayes End compare with the rest of Hillingdon?

Typical house price: 12th lowest of 32 neighbourhoods in Hillingdon. Typical flat price: joint 9th lowest of the 27 neighbourhoods in Hillingdon with enough flat sales for one. Average household income: 5th lowest of 32 neighbourhoods in Hillingdon.

Is Hayes End an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Hayes End gentrifying?

Few signs. Weighted balance +0.00; 1 of 22 signals up, 2 down, against the borough.

What is the nearest station to Hayes End?

Hayes & Harlington. Railway station, 2.2 km from the neighbourhood's centre in a straight line. About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 52 min) and Heathrow Terminal 4 (about 13 min).

Which state schools are nearest to Hayes End?

Nearest state primary school. Rosedale Primary School. 280 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023). Nearest state secondary school. Rosedale College. 390 m from the neighbourhood's centre. Ofsted: Good (Jul 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.