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non-geographic market report UB3 2, Southall
The UB3 2 (non-geographic) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,986 sales recorded by HM Land Registry in UB3 2 (Southall) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical UB3 2 (Southall) home changed hands for £455,000 in 2026 (median of 26 registered sales, up 7% on five years earlier), with the mean at £431,900, and by floor area homes here have averaged about £5,250 per square metre over the last five years. Source: 4,986 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
UB3 2 is one sector of UB3 (Southall): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where UB3 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in UB3 2
26 sales were registered in UB3 2 in 2026, and the middle one of them, the median, went for £455,000. The mean works out at £431,900, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
UB3 2 prices by floor area
The last five years of sales put UB3 2 at roughly £5,250 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts UB3 2 60% above the country at large.
UB3 2's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £455,000 | £455,000 | 26 |
| 2025 | £500,000 | £511,957 | 62 |
| 2024 | £450,000 | £478,442 | 74 |
| 2023 | £382,500 | £420,274 | 72 |
| 2022 | £455,000 | £533,539 | 96 |
| 2021 | £425,000 | £538,105 | 106 |
| 2020 | £410,000 | £531,983 | 84 |
| 2019 | £372,500 | £488,258 | 78 |
| 2018 | £375,000 | £499,882 | 109 |
| 2017 | £375,000 | £511,462 | 111 |
| 2016 | £340,000 | £475,663 | 115 |
| 2015 | £316,000 | £446,508 | 126 |
| 2014 | £265,200 | £376,233 | 152 |
| 2013 | £236,400 | £340,156 | 170 |
| 2012 | £235,000 | £345,891 | 198 |
| 2011 | £240,000 | £362,308 | 172 |
| 2010 | £222,500 | £348,937 | 118 |
| 2009 | £220,000 | £353,652 | 90 |
| 2008 | £225,000 | £368,823 | 108 |
| 2007 | £230,000 | £390,144 | 245 |
| 2006 | £214,000 | £371,477 | 247 |
| 2005 | £210,000 | £373,715 | 254 |
| 2004 | £200,000 | £363,239 | 240 |
| 2003 | £180,000 | £331,604 | 243 |
| 2002 | £158,000 | £297,276 | 269 |
| 2001 | £130,000 | £249,918 | 217 |
| 2000 | £115,500 | £226,669 | 212 |
| 1999 | £90,000 | £179,365 | 200 |
| 1998 | £79,000 | £159,467 | 242 |
| 1997 | £70,000 | £143,556 | 209 |
| 1996 | £62,000 | £130,755 | 216 |
| 1995 | £63,000 | £136,952 | 125 |
In cash terms the typical UB3 2 home went from £63,000 in 1995 to £455,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 232%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 15% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the UB3 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+28.3% on the year before); the weakest, 2023 (−15.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.0% | −11.1% |
| 5 years (since 2021) | +1.4% | −3.3% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +3.8% | +1.0% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 26 sales completed in UB3 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 241 sales a year before the financial crisis and 66 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around UB3 2
For renting purposes UB3 2 sits in Hillingdon. The ONS average private rent there is £1,557 a month (May 2026). Size sets most of the rent: one-beds average £1,241 a month here against £2,616 for four or more bedrooms.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Set against the £455,000 median sold price, £1,557 a month is £18,684 a year, a gross yield of 4.1%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What kind of market UB3 2 is
This is a thin market: 26 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Common questions on UB3 2 (non-geographic)
Is UB3 2 (non-geographic) a good place to buy a house?
How much did a house sell for in UB3 2 (non-geographic)?
Are property prices falling in UB3 2 (non-geographic)?
Are UB3 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 15% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in UB3 today
The live side of the market holds 288 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole UB3 district, not just UB3 2: live asking prices are collected per district.
19% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Willenhall Drive, Hayes, UB3 2UX, Hayes
- Vantage Building, High Point Village, Hayes, UB3 4FB, Hayes
- Fairey Avenue, Hayes, UB3 4NZ, Hayes
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every UB3 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in UB: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the UB area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £540,000 | £745,000 (+38%) | £965,000 (+30%) | £1,290,000 (+34%) |
| Semi-detached | £363,750 | £495,000 (+36%) | £555,000 (+12%) | £662,500 (+19%) | — |
| Terraced | £380,000 | £465,000 (+22%) | £515,000 (+11%) | £595,000 (+16%) | — |
| Flat | £265,000 | £327,250 (+23%) | £435,000 (+33%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the UB area is the point: the same five years treated these districts very differently.
Five-year change in the median, UB area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in UB3
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of UB3, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB3 1 | £505,000 | 17 |
| UB3 3 | £465,000 | 15 |
| UB3 4 | £450,000 | 31 |
| UB3 5 | £420,000 | 21 |
Zoom out to the full UB3 district report for the type split, monthly volumes and how UB3 compares with its neighbours.
Selling a home in UB3 2? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in UB3 2, open the average prices map and zoom from the UB3 2 shading down to the sold homes on your own street. Every recorded UB3 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working UB3 2: the featured spot on this report is free for founding agents, one per district. Claim UB3 2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to UB3 2. Free after a one click sign in.
See every individual UB3 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.