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Yeading market report UB4 8, Hayes
The UB4 8 (Yeading) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,443 registered sales in UB4 8 (Hayes) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in UB4 8 (Hayes) came in at £426,000, out of 34 registered, down 6% on five years earlier, and the mean stands at £445,900, and by floor area homes here have averaged about £5,680 per square metre over the last five years. The record behind it is 5,443 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
UB4 8 is a postcode sector: one group of streets inside UB4 (Hayes). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where UB4 8 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.
UB4 8 sold prices: where the market stands
The UB4 8 median stands at £426,000 for 2026, built from 34 registered sales; the mean, the figure usually quoted as the "average house price", is £445,900, almost on top of it, so sales bunch tightly around the typical price.
UB4 8 prices by floor area
By floor space, homes in UB4 8 have sold for about £5,680 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, UB4 8 runs 49% above it.
A typical UB4 8 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £426,000 | £426,000 | 34 |
| 2025 | £509,000 | £521,172 | 127 |
| 2024 | £507,000 | £539,045 | 97 |
| 2023 | £480,000 | £527,403 | 91 |
| 2022 | £450,000 | £527,676 | 131 |
| 2021 | £455,000 | £576,089 | 141 |
| 2020 | £430,000 | £557,934 | 102 |
| 2019 | £401,000 | £525,615 | 104 |
| 2018 | £403,000 | £537,207 | 133 |
| 2017 | £405,000 | £552,379 | 143 |
| 2016 | £381,200 | £533,303 | 144 |
| 2015 | £295,000 | £416,835 | 143 |
| 2014 | £270,000 | £383,042 | 131 |
| 2013 | £250,000 | £359,725 | 134 |
| 2012 | £240,000 | £353,250 | 109 |
| 2011 | £216,500 | £326,832 | 154 |
| 2010 | £245,000 | £384,223 | 122 |
| 2009 | £220,000 | £353,652 | 106 |
| 2008 | £248,200 | £406,852 | 168 |
| 2007 | £232,200 | £393,876 | 258 |
| 2006 | £225,000 | £390,571 | 257 |
| 2005 | £217,000 | £386,173 | 224 |
| 2004 | £205,000 | £372,320 | 266 |
| 2003 | £190,000 | £350,026 | 272 |
| 2002 | £163,000 | £306,683 | 285 |
| 2001 | £132,000 | £253,763 | 224 |
| 2000 | £113,000 | £221,763 | 212 |
| 1999 | £97,500 | £194,312 | 257 |
| 1998 | £81,000 | £163,504 | 233 |
| 1997 | £74,000 | £151,759 | 233 |
| 1996 | £69,000 | £145,518 | 247 |
| 1995 | £65,000 | £141,300 | 161 |
In cash terms the typical UB4 8 home went from £65,000 in 1995 to £426,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 201%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 26% 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 UB4 8 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 2016 (+29.2% on the year before); the weakest, 2026 (−16.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.3% | −18.3% |
| 5 years (since 2021) | −1.3% | −5.9% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +3.2% | +0.4% |
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.
The turnover behind the prices
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
UB4 8 recorded 34 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 250 sales a year before the financial crisis and 96 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.
Reading the UB4 8 market
This is a thin market: 34 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 rental side of UB4 8
UB4 8 falls under Hillingdon, where the ONS puts the average private rent at £1,557 a month (May 2026 figures). The spread runs from £1,241 a month for a typical one-bed to £2,616 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Against the £426,000 median purchase price, a rent of £1,557 a month (£18,684 a year) works out at a 4.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Asked and answered: UB4 8 (Yeading)
How much did a house sell for in UB4 8 (Yeading)?
Are property prices falling in UB4 8 (Yeading)?
Is UB4 8 (Yeading) a good place to buy a house?
Are UB4 8 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 6% over five years in cash but down 26% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in UB4 now
This is what you could actually buy today: 112 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole UB4 district, not just UB4 8: live asking prices are collected per district.
5% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Sovereign House, Yeading Lane, Hayes, UB4 0XP, Hayes
- Pikestone Close, Hayes, Hayes
- Portland Road, Hayes, UB4, Hayes
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every UB4 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.
What another bedroom costs in UB
The Land Registry record, split by size: what each kind of home actually sold for across the UB area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in UB4
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of UB4, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB4 0 | £499,000 | 23 |
| UB4 9 | £392,500 | 28 |
Zoom out to the full UB4 district report for the type split, monthly volumes and how UB4 compares with its neighbours.
Before you sell in UB4 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at UB4 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working UB4 8: the featured spot on this report is free for founding agents, one per district. Claim UB4 8.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about UB4 8. Free, with a one click sign in.
Two maps carry on from here: every UB4 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.