Hayes house prices

Hayes house prices are built from 31,823 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 24 Jun 2026. The median price paid across the whole record is £183,500. Across the 10 years from 2016 to 2026 the median moved +42.2% in cash — but once inflation is taken out, the change in 2026 money is +1.9%.

HM Land Registry31,823 sales8,735 with floor areaLatest sale 24 Jun 2026

The chart tracks the median Hayes house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Hayes is £460,000 in 2025; the lowest is £62,000 in 1995. Across the full 32-year record the cash median has moved from £62,000 to £448,000.

In 2026 money that first median is worth £137,669, so the real change over the whole record is +225.4% — about +3.88% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.

Over the last decade alone the difference is stark: +42.2% in cash against +1.9% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.

Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.

These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Hayes values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Hayes is dominated by the type at the top of this table, so its overall median leans that way.

Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 11,694 certificates cover Hayes, and their median floor area is 69 m².

The median across the whole register is 76 m², so homes here are smaller than average — -9.2%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.

10,104 of the sales on record are leasehold and 21,719 freehold — 31.8% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.

The median leasehold sale is £140,000 and the median freehold sale £210,000 — a gap of +50.0%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for more than the median existing home — +54.5%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.

A further 2,917 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.

Every certificate carries an energy efficiency band as well as a floor area. Across Hillingdon, 44.4% of 130,746 certificates sit in bands A to C, and 2.8% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Hillingdon at £1,561 a month as of Jun 2026 — £1,245 for a one-bedroom home and £1,901 for three bedrooms.

Against the median sale of £183,500 here, that rent is a gross yield of 10.21% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.

Police forces publish every recorded street-level crime. Within a mile of the centre of UB3, 508 crimes were recorded in Jun 2026: 146 violent, 23 burglary, 50 vehicle-related and 127 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 3.0 times busier.

Against the 305,909 residents the 2021 census counted in Hillingdon, that is 1.66 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.

A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.

The 2021 census counted 305,909 residents in Hillingdon across 109,228 households. 57.9% of those households own their home and 42.0% rent — a split the sold record cannot show, because only owners appear in it.

15 state and independent schools have a UB3 postcode: 10 primary, 4 secondary, 1 nursery. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Hayes sits above that national figure — +16.5%.

Where an EPC floor area could be matched to the sale, the median works out at £2,790 per square metre, across 8,735 of the 31,823 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.

The full range on record runs from £3,000 to £1,162,500. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.

Hayes sits in Hillingdon, in London.

The Office for National Statistics puts the median home in Hillingdon at 12.3 times median local earnings of £41,422 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.

Streets in Hayes

• Lansbury Drive563 sales
• Station Approach473 sales
• Uxbridge Road377 sales
• Balmoral Drive374 sales
• Woodrow Avenue325 sales
• High Street284 sales
• Grosvenor Avenue272 sales
• Yeading Lane272 sales
• Station Road262 sales
• Shakespeare Avenue244 sales
• Abbotswood Way243 sales
• Varcoe Gardens230 sales
• Gainsborough Road226 sales
• Farine Avenue222 sales
• Larch Crescent219 sales
• West End Lane212 sales
• Bourne Avenue211 sales
• Botwell Lane210 sales
• Cleave Avenue202 sales
• Willenhall Drive202 sales
• Coldharbour Lane200 sales
• Maple Road200 sales
• Berwick Avenue197 sales
• Willow Tree Lane195 sales
• Laburnum Road184 sales
• Cromwell Road182 sales
• Brendon Close175 sales
• Fairholme Crescent173 sales
• Church Road172 sales
• Tudor Road172 sales
• Waltham Avenue169 sales
• Park Lane168 sales
• Kingshill Avenue162 sales
• Warwick Crescent160 sales
• Dawley Road158 sales
• Botwell Crescent157 sales
• Carnation Gardens155 sales
• Wood End Green Road155 sales
• Evergreen Way152 sales
• Wentworth Crescent150 sales
• Ashford Avenue148 sales
• Boltons Lane144 sales
• The Crescent142 sales
• Adelphi Crescent140 sales
• Marina Approach138 sales
• Tollgate Drive138 sales
• Berrydale Road132 sales
• Blyth Road132 sales
• Gade Close131 sales
• Acer Avenue130 sales
• Goshawk Gardens128 sales
• Minet Drive127 sales
• Telford Way126 sales
• Birchway125 sales
• Central Avenue125 sales
• Dorchester Waye125 sales
• Raynton Drive125 sales
• York Avenue125 sales
• Pump Lane124 sales
• Pennine Way123 sales

Postcode districts covering Hayes

• UB3£186,000 median
• UB4£180,000 median

What is the average house price in Hayes?

The median price paid in Hayes across every sale on the register is £183,500. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.

How many homes have sold in Hayes?

31,823 sales are on record for Hayes, the most recent completing on 24 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Hayes house prices actually risen?

In cash, the median rose +42.2% between 2016 and 2026. In 2026 money — that is, after inflation — the change is +1.9%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Hayes house prices at their highest?

The highest yearly median on record is £460,000, set in 2025. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.

What is the price per square metre in Hayes?

£2,790 per square metre, from the 8,735 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.

How current is this data?

The latest sale shown here completed on 24 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.

Cite this page: Sold Price History, “Hayes house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.