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Yeading market report UB4 9, Hayes
The UB4 9 (Yeading) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 5,294 completed sales registered with HM Land Registry in UB4 9 (Hayes) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical UB4 9 (Hayes) home changed hands for £392,500 in 2026 (median of 28 registered sales, up 5% on five years earlier), with the mean at £404,200, and by floor area homes here have averaged about £5,800 per square metre over the last five years. Source: 5,294 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like UB4 9 is a single group of streets within UB4 (Hayes), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where UB4 9 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 9 sold prices: where the market stands
Take the 28 registered 2026 sales in UB4 9 and the middle price, the median, is £392,500. The mean lands at £404,200, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in UB4 9
Measured by floor area, the last five years of UB4 9 sales average about £5,800 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving UB4 9 38% above the national figure.
UB4 9's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £392,500 | £392,500 | 28 |
| 2025 | £442,500 | £453,082 | 62 |
| 2024 | £350,000 | £372,122 | 75 |
| 2023 | £365,000 | £401,046 | 56 |
| 2022 | £395,000 | £463,183 | 84 |
| 2021 | £372,500 | £471,633 | 104 |
| 2020 | £363,500 | £471,649 | 78 |
| 2019 | £345,000 | £452,212 | 72 |
| 2018 | £305,000 | £406,571 | 94 |
| 2017 | £350,000 | £477,365 | 108 |
| 2016 | £320,000 | £447,683 | 117 |
| 2015 | £286,000 | £404,118 | 128 |
| 2014 | £235,000 | £333,389 | 139 |
| 2013 | £215,000 | £309,364 | 127 |
| 2012 | £212,800 | £313,215 | 90 |
| 2011 | £209,000 | £315,510 | 108 |
| 2010 | £201,800 | £316,474 | 100 |
| 2009 | £200,000 | £321,502 | 80 |
| 2008 | £195,000 | £319,646 | 141 |
| 2007 | £200,000 | £339,256 | 269 |
| 2006 | £178,000 | £308,985 | 289 |
| 2005 | £172,000 | £306,091 | 209 |
| 2004 | £160,000 | £290,591 | 264 |
| 2003 | £157,500 | £290,153 | 303 |
| 2002 | £133,000 | £250,238 | 305 |
| 2001 | £101,000 | £194,167 | 252 |
| 2000 | £87,000 | £170,738 | 295 |
| 1999 | £88,000 | £175,379 | 413 |
| 1998 | £67,500 | £136,254 | 270 |
| 1997 | £60,000 | £123,048 | 240 |
| 1996 | £57,600 | £121,476 | 218 |
| 1995 | £59,600 | £129,561 | 176 |
In cash terms the typical UB4 9 home went from £59,600 in 1995 to £392,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 203%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the UB4 9 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 2002 (+31.7% on the year before); the weakest, 2018 (−12.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What UB4 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.3% | −13.4% |
| 5 years (since 2021) | +1.1% | −3.6% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +4.0% | +1.2% |
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.
Sales activity in UB4 9
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 28 UB4 9 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 273 sales a year before the financial crisis and 61 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 9 market
This is a thin market: 28 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. Against the UB4 district median, UB4 9 sits 12% lower, marking it as a cheaper pocket of the district.
What tenants pay around UB4 9
For renting purposes UB4 9 sits in Hillingdon. The ONS average private rent there is £1,557 a month (May 2026). 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.
£1,557 a month is £18,684 a year, which against the £392,500 median sold price makes a gross yield of 4.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about UB4 9 (Yeading)
Is UB4 9 (Yeading) a good place to buy a house?
How much did a house sell for in UB4 9 (Yeading)?
Are property prices falling in UB4 9 (Yeading)?
Where do UB4 9 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 5% over five years in cash but down 17% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in UB4 right 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 9: live asking prices are collected per district.
5% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in UB: the cost
Real sold prices by size across the UB area, straight from the Land Registry record. 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land 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.
UB area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in UB4
Sector boundaries hide real price steps. The rest of UB4, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB4 0 | £499,000 | 23 |
| UB4 8 | £426,000 | 34 |
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 9: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in UB4 9, use the average prices map for a rough value: zoom from UB4 9's shading down to the sold homes on your own street. The figures above are every recorded UB4 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim UB4 9.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to UB4 9. Free after a one click sign in.
Two maps carry on from here: every UB4 9 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.