Land by postcode · UB area · UB3
What the open records say about the UB3 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Hayes.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, 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
521
Median sale price
£445,000
Median £ per m² of floor area
£5,684
Median, last 12m vs prior 12m
+4.8%
£437,000 → £458,000
Mix of sales: 2% detached, 33% semi-detached, 25% terraced, 40% flats.
New-build sales 2023–2024: 278 of 720 (39%). 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 987 live postcodes in UB3 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
9 of 987 postcodes
Hillingdon
104 of 987 postcodes
Hayes Village · Botwell: Nestles · Botwell: Thorn EMI · Harlington Village
987 of 987 postcodes
3 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in UB3 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 UB3 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 district-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 UB3 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. 46 decided since 2021, 23 refused, typically 120 days to a decision.
19 of 46
approved, 41%
47% across London
46 homes approved of 120 applied for
Approved examples
103 JUDGE HEATH LANE HAYES UB3 2PB (3 new homes)
Demolition of existing dwelling and erection of 2 x 3 bed semi-detached dwellings and 1 x 3 bed detached dwelling with associated parking an...
Approved 2021-07-06, Hillingdon ref 75637/APP/2021/407
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
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
By the kind of plot, from the wording of each proposal:
3 decided since 2021, 3 refused, typically 65 days to a decision
0 of 3
approved
36% across London
9 decided since 2021, 4 refused, typically 56 days to a decision
3 of 9
approved, 33%
41% across London
Approved examples
20 CONWAY DRIVE HAYES UB3 1QD
Conversion of single dwelling house into 2 x 2 bed self contained flats
Approved 2021-08-31, Hillingdon ref 75547/APP/2021/2733
10 EASTHOLME HAYES UB3 2HZ
Existing use of subdivision of a Class C3 dwelling house into two separate residential units (Application for a Certificate of Lawful Develo...
Approved 2022-04-29, Hillingdon ref 61313/APP/2022/426
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
29 decided since 2021, 16 refused, typically 128 days to a decision
8 of 29
approved, 28%
43% across London
Approved examples
HPH4 MILLINGTON ROAD HAYES UB3 4AZ
Re-development of the vacant Site to provide a residential development comprising 131 (C3) residential units, with associated amenity areas,...
Approved 2022-01-19, Hillingdon ref 76655/APP/2021/3039
Former Nestle Factory NESTLES AVENUE HAYES UB3 4RF
Erection of new gatehouse, with associated gates, control barriers, parking bays and associated works.
Approved 2022-04-29, Hillingdon ref 1331/APP/2021/4609
Kings Arms Court 109 COLDHARBOUR LANE HAYES UB3 3EG
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
4 decided since 2021, 3 refused, typically 59 days to a decision
1 of 4
approved
45% 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: 73 applications for outbuildings, annexes or garden buildings, 72 approved, typically 54 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Hillingdon covers 100% of the sampled postcodes in UB3.
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 district average. In UB3, 1% of postcodes are in the Green Belt, 11% in a conservation area. On Green Belt or National Landscape plots a new home is the exception and needs a specific case; a replacement dwelling, a conversion or a modest extension is usually the realistic route there. 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. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 100% of postcodes in UB3 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 UB3 the median sale is £445,000, and 39% 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 district 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 UB3 would be measured against a £445,000 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.
Three places: Hillingdon's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. 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), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.