Land by postcode · UB area · Hayes
Hayes covers two postcode districts, UB3 and UB4, in Greater London. Planning applications here are decided by the Hillingdon planning authority. Below: what homes sold for, which planning controls apply, and what that means before you sell or develop a plot in Hayes.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07 across both of Hayes's postcode districts. This is market context for the town, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
940
Median sale price
£455,000
Median £ per m² of floor area
£5,747
Median, last 12m vs prior 12m
+6.1%
£447,488 → £475,000
Mix of sales: 2% detached, 40% semi-detached, 26% terraced, 32% flats.
New-build sales 2023–2024: 278 of 1,136 (24%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 1,691 live postcodes in Hayes's two districts whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
24 of 1,691 postcodes
105 of 1,691 postcodes
Hayes Village · Botwell: Nestles · Botwell: Thorn EMI · Harlington Village
1,691 of 1,691 postcodes
3 separate directions recorded, each removing particular permitted development rights within a defined area. The largest named one is the Residential extensions.
No postcodes in Hayes's two districts fall inside: National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
1% of postcodes in Hayes are inside the Green Belt, so Hayes has land both inside and outside it. Which side of the boundary a plot sits on determines whether the Green Belt tests apply to it at all.
100% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are town-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in Hayes since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 84 decided since 2021, 49 refused.
26 of 84
approved, 31%
48% across London
61 homes approved of 211 applied for
Approved examples
Kings Arms Court 109 COLDHARBOUR LANE HAYES UB3 3EG (9 new homes)
Erection of 9 additional residential units at 109 Coldharbour Lane to add to existing development
Approved 2023-11-30, Hillingdon ref 10954/APP/2022/2495
38 MAPLE ROAD HAYES UB4 9LR (2 new homes)
Conversion of the existing dwelling (with study room) into 2 self-contained flats (1 x 3 bed & 1 x 2 bed); subdivision of rear garden to pro...
Approved 2021-11-11, Hillingdon ref 76150/APP/2021/3514
20 CONWAY DRIVE HAYES UB3 1QD (2 new homes)
Conversion of single dwelling house into 2 x 2 bed self contained flats
Approved 2021-08-31, Hillingdon ref 75547/APP/2021/2733
By the kind of plot, from the wording of each proposal:
6 decided since 2021, 6 refused
0 of 6
approved, 0%
36% across London
9 decided since 2021, 4 refused
3 of 9
approved, 33%
42% across London
Approved examples
3 FORRIS AVENUE HAYES UB3 2AS
Conversion of single dwelling into 2 self-contained flats with bin storage, cycle storage, rear amenity space and the removal of existing de...
Approved 2023-02-02, Hillingdon ref 74376/APP/2022/3732
39 decided since 2021, 23 refused
10 of 39
approved, 26%
45% across London
Approved examples
70 PARK LANE HAYES UB4 8AB
Erection of a dwellinghouse with associated parking and bin storage, following demolition of garage.
Approved 2026-05-27, Hillingdon ref 79914/APP/2026/345
4 decided since 2021, 3 refused
1 of 4
approved
46% across London
Approved examples
Units 7A HALLS BUSINESS CENTRE PUMP LANE HAYES MIDDLESEX UB3 3NB
Conversion of one warehouse unit into 3 warehouse units with new front doors and openings
Approved 2023-09-08, Hillingdon ref 46251/APP/2023/1982
Also decided here: 138 applications for outbuildings, annexes or garden buildings, 127 approved.
Decided planning applications (not extensions, conditions or tree works) from the councils' own registers, summed across the 2 of 2 postcode districts in Hayes that carry them, classified by the wording of each proposal. Counts, not estimates; within a district, a class with fewer than three applications is not counted.
Hillingdon covers 100% of the sampled postcodes in Hayes.
Borough guide: Selling land in Hillingdon
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the town average. Across Hayes, 1% of postcodes are in the Green Belt and 6% in a conservation area. on Green Belt or National Landscape plots a new home is the exception and needs a specific case, and a replacement dwelling, a conversion or a modest extension is usually the realistic route. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it.
Often, yes. 100% of postcodes in Hayes are under an Article 4 direction (3 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In Hayes the median sale is £455,000, from £445,000 in UB3 to £490,000 in UB4, and 24% of 2023–2024 sales were new-build homes, so builders are active here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no town figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in Hayes would be measured against a £455,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Computed from open-data records; town-level, not plot-level measurements. Hayes here means the two postcode districts whose most common post town is Hayes. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL); conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open, contains OS data © Crown copyright and database right 2026. Figures computed 2026-10-19.