Hayes (UB4) in West London shows mixed dynamics for property investors. Over five years, capital growth averaged 2.8% annually, lagging national trends, while rental growth outpaced capital growth at 5.2% per annum, supporting buy-to-let strategies. Population increased modestly at 1.5% over the period. The district occupies the 25th percentile nationally with a trajectory score of 45.7/100, indicating average performance relative to comparable UK markets. Currently in an active gentrification stage, Hayes presents a different risk-reward profile than established or emerging high-growth areas. Investors should assess local infrastructure developments and rental demand independently.
Domain breakdown
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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 0.9 points this month to 47/100, driven mainly by risk.
35 planning applications submitted in UB4 over the last six months, 1 change of use, 10 demolition.
- Details pursuant to the discharge of Condition 11 (Piling) of planning permission ref. 4482/APP/2022/213, dated 10/10/2024 (Erection of three storey mixed use retail and 9 residential apartments with ancillary parking, amendments to dropped kerbs, refuse and bicycle storage, following the demolition of existing buildings.)Mar 2026 · 26-03-26
- Erection of a single storey wraparound side and rear extension, following the demolition of the rear extension.Feb 2026 · 27-02-26
- Erection of a single storey rear extension, a front porch following demolition of existing front porch, and amendments to fenestration.Feb 2026 · 04-03-26
Hayes (UB4) common questions
Is Hayes up and coming?
Praesago's gentrification model currently classifies Hayes (UB4) as Active. Its trajectory score is 47/100 (Average), in the top 70% of districts nationally. The score is up 7.6 points over the last 12 months.
Is Hayes safe?
Hayes has a safety score of 10/100 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 (UB4) 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 (UB4) is £1,543 (2026), based on ONS private rental data.
Which areas are near Hayes?
Neighbouring postcode districts include Hayes (UB3), Weybridge (KT13), Southall (UB2), Uxbridge (UB11), Uxbridge (UB10). 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.