Hayes (UB3) in West London exhibits mixed investment characteristics. Over the past five years, property prices have grown at 2.8% compound annual growth rate, underperforming broader market trends, whilst rental yields have expanded more robustly at 5.2% annually. The district sits at the late-stage gentrification phase with population growth of 1.5% over the same period, suggesting demographic stability rather than rapid expansion. The trajectory score of 47.5 places Hayes in the average category nationally, ranking in the 34th percentile. These metrics indicate a district where rental income streams currently outpace capital appreciation, with limited population pressure driving future demand.
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See plans from £20/moKey signals
- 1Property prices up 2.4% over 5 years (5yr CAGR)
- 2Rents growing at 5.2% per year
- 3Population growing at 1.5% per year
Nearby districts
What's changing in Hayes · June 2026
The trajectory score moved up 0.4 points this month to 48/100, driven mainly by safety.
63 planning applications submitted in UB3 over the last six months, including 3 new build residential schemes proposing 268 homes, 4 change of use, 9 demolition.
- Application for a Non-Material Amendment to planning permission ref. 59872/APP/2019/3852 dated 02-11-2020 (Redevelopment of the site to provide a mixed-use development comprising 134 residential units (C3 Use Class) and ground floor commercial floorspace (flexible A1/A2/A3/A5/B1 Use Class), with associated car parking, cycle parking and landscaping) to amend the internal ground floor layout to add a staff room, sprinkler tank provision and clear escape routes, amendment of unit layouts for M4(2)/M4(3) compliance, amend window spandrels, plant and lift overrun, facade materials, balconies, railings and entrances to achieve various regulatory requirements.Mar 2026 · 25-03-26
- Details pursuant to the discharge of Conditions 5 (Landscaping) and 8 (Amenity/Play Space Strategy) of planning consent reference 59872/APP/2019/3852 dated 02-11-2020 for 'Redevelopment of the site to provide a mixed-use development comprising 134 residential units (C3 Use Class) and ground floor commercial floorspace (flexible A1/A2/A3/A5/B1 Use Class), with associated car parking, cycle parking and landscaping'.Mar 2026 · 25-03-26
- Variation of Condition 2 (Approved plans) of planning appeal ref. APP/R5510/W/21/3267253 (application no. 75175/APP/2020/2951), dated 09-07-2021 (Erection of a two-storey, 2-bed dwelling with associated parking and amenity space) to amend the internal layout, remove chimney, omit window, and install PV panels to roof.Feb 2026 · 27-02-26
Hayes (UB3) common questions
Is Hayes up and coming?
Praesago's gentrification model currently classifies Hayes (UB3) as Late-Stage. Its trajectory score is 48/100 (Average), in the top 62% of districts nationally. The score is up 7.9 points over the last 12 months.
Is Hayes safe?
Hayes has a safety score of 32/100 on Praesago's index, based on police.uk recorded crime data.
What is the average house price in Hayes?
The average property price in Hayes (UB3) is £574k as of January 2026, based on UK House Price Index data. Prices have grown at 2.4% per year over the last five years.
What is the average rent in Hayes?
The median monthly rent in Hayes (UB3) is £1,543 (2026), based on ONS private rental data.
Which areas are near Hayes?
Neighbouring postcode districts include Hayes (UB4), Weybridge (KT13), Uxbridge (UB10), Uxbridge (UB11), Uxbridge (UB8). Each has its own monthly data page on Praesago.
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Disclaimer: Praesago provides data analytics and market intelligence. Nothing on this platform constitutes financial advice, investment advice, or a personal recommendation. Property values can fall as well as rise. Past performance does not predict future results. Seek independent financial and legal advice before making property investment decisions.