Postcode · Hayes

UB3 2AF area guide

Who lives in UB3 2AF, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Hayes Town & Lake Farm
Council: Hillingdon
Region: London
Neighbourhood population: 2,109 (2024)

UB3 2AFHayes

At a glance

What UB3 2AF is like

UB3 2AF is a postcode in the Hayes Town & Lake Farm area of Hillingdon. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 2,109 people. 49.1% of households own their home, 26.9% rent privately and 22.4% are in social housing. The largest age group is 35–39, and 53.1% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is well above the England and Wales average. Homes in UB3 2 sold for a median of £445,000 over the year to August 2026.

Scores

How UB3 2AF compares

Headline figures for UB3 2AF, set against England as a whole.

AffluenceMore

3.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

8/ 10

Higher than most: 43.5 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£445,000

Median over 54 sales in UB3 2, −4.3% on the year before.

TransportMore

7.0/ 10

Very good: 2 stations within a mile, 31 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 12 inspected schools within 1 mile.

Household incomeMore

£64,070

Average annual income before tax, higher than 75% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where UB3 2AF differs most from the national average.

01
Higher crime than mostLook closer
43.5 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
02
More deprived than mostLook closer
Scores 3.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
03
A big private rental marketPositive
26.9% of households rent privately, against 20.5% across England. Tenant demand is established here.
04
Well connectedPositive
2 stations within a mile and 31 bus stops within a ten-minute walk.
05
Well-rated schoolsPositive
100% of the inspected schools nearby are rated good or better.

Questions

UB3 2AF FAQs

Is UB3 2AF a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 3.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 43.5 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in UB3 2AF?

The median sale price over the last year was £445,000.

Homes in UB3 2 sold for a median of £445,000 across 54 sales in the year to August 2026, −4.3% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is UB3 2AF safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 43.5 offences per 1,000 people a year around UB3 2AF, well above the 31.1 average across England and Wales, band 8 of 10.

Who lives in UB3 2AF?

Age, home ownership and housing from the census.

The largest age group is 35–39, at 9.7% of residents. 49.1% of households own their home. The most common property type is semi-detached (41.3%).

Which council covers UB3 2AF?

The local authority for UB3 2AF is Hillingdon.

UB3 2AF comes under Hillingdon in London. Council tax, planning applications and bin collections are handled there.

How well connected is UB3 2AF?

Connectivity scores 7.0 out of 10.

There are 31 bus stops within 800m and 2 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Hayes & Harlington Station, 0.7 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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