Local market reports › UB area › UB4
Yeading market report UB4, Hayes
The UB4 (Yeading) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 14,571 HM Land Registry entries for UB4 (Hayes), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for UB4 (Hayes) is £446,000, from 85 registered sales, up 6% on five years earlier; the mean is £433,500, and by floor area homes here have averaged about £5,700 per square metre over the last five years. Behind the figures sit 14,571 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
UB4 is a postcode district covering Hayes (north), Yeading in Hayes. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where UB4 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 UB4
The 2026 median for UB4 is £446,000, taken from 85 registered sales. The mean, which is what most sites call the "average house price", is £433,500, practically level with it: prices here bunch tightly around the middle.
Price per square metre in UB4
By floor space, homes in UB4 have sold for about £5,700 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.
Set against the £285,000 England and Wales median, UB4 sits 56% above the national market.
UB4's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £446,000 | £446,000 | 85 |
| 2025 | £500,000 | £511,957 | 235 |
| 2024 | £462,000 | £491,201 | 219 |
| 2023 | £455,000 | £499,934 | 197 |
| 2022 | £440,000 | £515,950 | 264 |
| 2021 | £420,000 | £531,774 | 322 |
| 2020 | £407,500 | £528,740 | 236 |
| 2019 | £386,000 | £505,954 | 238 |
| 2018 | £380,000 | £506,547 | 285 |
| 2017 | £387,000 | £527,829 | 309 |
| 2016 | £357,000 | £499,447 | 339 |
| 2015 | £300,000 | £423,900 | 341 |
| 2014 | £263,000 | £373,111 | 355 |
| 2013 | £245,000 | £352,531 | 337 |
| 2012 | £235,500 | £346,627 | 274 |
| 2011 | £220,000 | £332,115 | 346 |
| 2010 | £227,500 | £356,779 | 303 |
| 2009 | £212,000 | £340,792 | 249 |
| 2008 | £240,000 | £393,411 | 417 |
| 2007 | £230,000 | £390,144 | 717 |
| 2006 | £210,000 | £364,533 | 736 |
| 2005 | £205,000 | £364,817 | 613 |
| 2004 | £196,000 | £355,974 | 733 |
| 2003 | £180,000 | £331,604 | 771 |
| 2002 | £154,000 | £289,750 | 844 |
| 2001 | £127,000 | £244,151 | 681 |
| 2000 | £107,000 | £209,988 | 700 |
| 1999 | £93,000 | £185,344 | 908 |
| 1998 | £80,000 | £161,486 | 715 |
| 1997 | £70,000 | £143,556 | 684 |
| 1996 | £65,000 | £137,082 | 638 |
| 1995 | £64,000 | £139,126 | 480 |
In cash terms the typical UB4 home went from £64,000 in 1995 to £446,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 221%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the UB4 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 (+21.3% on the year before); the weakest, 2009 (−11.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 44% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £565,000 against £261,000 for a flat, 2.2 times the price.
Median by property type, UB4
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £565,000 (2025) | – | 372 |
| Semi-detached | £520,000 | 32 | 6,400 |
| Terraced | £445,000 | 30 | 4,037 |
| Flats | £300,000 | 22 | 3,758 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.8% | −12.9% |
| 5 years (since 2021) | +1.2% | −3.5% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 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
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.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 169 sales completed in UB4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 724 sales a year before the financial crisis and 200 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.
The rental side of UB4
For renting purposes UB4 sits in Hillingdon. The ONS average private rent there is £1,557 a month (May 2026). A one-bed averages £1,241 a month here and a four-or-more-bed £2,616, so size does most of the work in setting the rent.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Set against the £446,000 median sold price, £1,557 a month is £18,684 a year, a gross yield of 4.2%: 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.
Common questions on UB4 (Yeading)
How much did a house sell for in UB4 (Yeading)?
Are property prices falling in UB4 (Yeading)?
Is UB4 (Yeading) a good place to buy a house?
Are UB4 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 6% over five years in cash but down 16% 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
Everything above is what homes in UB4 sold for. The live side of the market holds 112 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 12% above the UB4 median sold price.
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" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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
What homes of each size actually sold for across the UB area, 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%) | — | — |
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
UB4 ranks 8 of 10 in the UB area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside UB4, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB4 0 | £499,000 | 23 |
| UB4 8 | £426,000 | 34 |
| UB4 9 | £392,500 | 28 |
How UB4 compares nearby
Same city, different markets. The neighbouring districts of the UB area, dearest first:
| District | Median | 5-year |
|---|---|---|
| UB10 | £540,000 | +12% |
| UB1 | £525,000 | +46% |
| UB6 | £520,000 | +4% |
| UB9 | £512,500 | +9% |
| UB8 | £477,500 | +15% |
| UB3 | £458,000 | +10% |
| UB4 (this report) | £446,000 | +6% |
| UB2 | £440,000 | +11% |
| UB5 | £425,000 | +4% |
| UB7 | £425,000 | +21% |
Selling a home in UB4? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in UB4, open the average prices map and zoom from the UB4 shading down to the sold homes on your own street. Every recorded UB4 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 UB4: the featured spot on this report is free for founding agents, one per district. Claim UB4.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to UB4. Free after a one click sign in.
Two maps carry on from here: every UB4 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.