Willow Tree Lane, Hayes

House prices, sold prices and local information for UB4 9BL, UB4 9BE, UB4 9BD.

Average price (last 12 months)
£303,500
2 sales
Average price (since 2016)
£315,250
34 sales
Price range
£108k – £600k
lowest to highest sale
Last sale
14 Aug 2026
UB4 9BE

At a glance

House prices£304k average30% below the Hayes average CrimeHigher than averageHigher crime than about 80% of neighbourhoods in England DeprivationMore deprived than mostDecile 2 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station33 min walkSouthall station Schools3 rated Good or betterWithin 1.5 miles, 1 Outstanding Ultrafast broadband96% of homesNational average 80%

34 property sales on Willow Tree Lane, Hayes have been recorded by HM Land Registry since 2016. In the last 12 months 2 homes sold here for an average of £303,500. Most sales here are flat homes, which have sold for an average of £235,667. Average sale prices fell from £338,833 in 2016 to £303,500 in 2026 (-10%), though averages on a single street can swing with the mix of homes sold. That is 30% below the Hayes average of £433,946 over the same period. 5 homes here have sold more than once since 2016; 4 of them sold for more the second time.

House prices on Willow Tree Lane compared

Willow Tree Lane£303,500
UB4 postcode area£444,715
Hayes£433,946
England & Wales£356,718

Average sale price over the last 12 months. See all UB4 house prices.

Average sale price by year

2016: £338,833 (6 sales)2016£339k2017: £288,600 (5 sales)2017£289k2018: £334,313 (8 sales)2018£334k2019: £260,000 (3 sales)2019£260k2021: £266,800 (5 sales)2021£267k2022: £115,000 (1 sales)2022£115k2023: £470,000 (1 sales)2023£470k2024: £483,500 (2 sales)2024£484k2025: £295,000 (1 sales)2025£295k2026: £303,500 (2 sales)2026£304k

Prices by property type

TypeSalesAverage priceLast sold
Flat21£235,66714 Aug 2026
Semi-detached8£439,31318 Jan 2024
Terraced4£446,25021 Jun 2024
Detached1£470,00020 Jan 2023

Sold prices on Willow Tree Lane

AddressDatePriceTypeTenure
64, Willow Tree Lane UB4 9BE 14 Aug 2026£315,000 FlatLeasehold
74A, Willow Tree Lane UB4 9BE 19 Mar 2026£292,000 FlatLeasehold
62, Willow Tree Lane UB4 9BD 20 Feb 2025£295,000 FlatLeasehold
14, Willow Tree Lane UB4 9BB 22 Jan 2025£535,000 TerracedFreehold
110, Willow Tree Lane UB4 9BL 16 Jul 2024£344,000 TerracedFreehold
96, Willow Tree Lane UB4 9BL 21 Jun 2024£510,000 TerracedFreehold
84, Willow Tree Lane UB4 9BL 18 Jan 2024£457,000 Semi-detachedFreehold
86A, Willow Tree Lane UB4 9BL 20 Jan 2023£470,000 DetachedFreehold
95, Willow Tree Lane UB4 9BL 21 Dec 2022£1,067,700 OtherFreehold
111A, Willow Tree Lane UB4 9BL 28 Feb 2022£115,000 FlatLeasehold
48, Willow Tree Lane UB4 9BD 6 Jan 2022£241,000 FlatLeasehold
89, Willow Tree Lane UB4 9BL 14 Dec 2021£205,000 FlatLeasehold
91, Willow Tree Lane UB4 9BL 22 Oct 2021£220,000 FlatLeasehold
62, Willow Tree Lane UB4 9BD 30 Sep 2021£236,000 FlatLeasehold
12, Willow Tree Lane UB4 9BB 2 Jul 2021£158,000 FlatFreehold
90, Willow Tree Lane UB4 9BL 30 Jun 2021£515,000 TerracedFreehold
101A, Willow Tree Lane UB4 9BL 30 Nov 2020£37,000 OtherFreehold
68, Willow Tree Lane UB4 9BE 7 Sep 2020£248,500 OtherFreehold
68A, Willow Tree Lane UB4 9BE 7 Sep 2020£248,500 OtherFreehold
12A, Willow Tree Lane UB4 9BB 27 Jan 2020£90,000 OtherFreehold
70A, Willow Tree Lane UB4 9BE 9 Dec 2019£250,000 FlatLeasehold
70, Willow Tree Lane UB4 9BE 6 Dec 2019£250,000 FlatLeasehold
62A, Willow Tree Lane UB4 9BD 4 Dec 2019£255,000 FlatFreehold
64A, Willow Tree Lane UB4 9BE 6 Sep 2019£280,000 FlatLeasehold
115, Willow Tree Lane UB4 9BL 13 May 2019£1,680,000 OtherFreehold
61, Willow Tree Lane UB4 9BE 18 Dec 2018£375,000 Semi-detachedFreehold
70A, Willow Tree Lane UB4 9BE 14 Dec 2018£190,000 FlatFreehold
47, Willow Tree Lane UB4 9BE 1 Oct 2018£440,000 Semi-detachedFreehold
115, Willow Tree Lane UB4 9BL 23 Aug 2018£1,150,000 OtherFreehold
107, Willow Tree Lane UB4 9BL 29 Jun 2018£250,000 FlatLeasehold
80, Willow Tree Lane UB4 9BE 14 May 2018£565,000 Semi-detachedFreehold
76, Willow Tree Lane UB4 9BE 9 May 2018£284,500 Semi-detachedFreehold
103, Willow Tree Lane UB4 9BL 9 Mar 2018£295,000 FlatLeasehold
81, Willow Tree Lane UB4 9BL 16 Feb 2018£200,000 FlatLeasehold
74A, Willow Tree Lane UB4 9BE 6 Feb 2018£265,000 FlatLeasehold
88, Willow Tree Lane UB4 9BL 15 Dec 2017£600,000 Semi-detachedFreehold
82, Willow Tree Lane UB4 9BE 11 Oct 2017£515,000 Semi-detachedFreehold
66, Willow Tree Lane UB4 9BE 29 Sep 2017£285,000 FlatLeasehold
52A, Willow Tree Lane UB4 9BD 15 Aug 2017£108,000 FlatLeasehold
85, Willow Tree Lane UB4 9BL 23 Feb 2017£185,000 FlatLeasehold
50A, Willow Tree Lane UB4 9BD 23 Jan 2017£265,000 FlatLeasehold
77, Willow Tree Lane UB4 9BL 12 Dec 2016£390,000 Semi-detachedFreehold
69, Willow Tree Lane UB4 9BE 28 Oct 2016£403,000 Semi-detachedFreehold
64A, Willow Tree Lane UB4 9BE 28 Jun 2016£280,000 FlatLeasehold
112, Willow Tree Lane UB4 9BL 26 Apr 2016£390,000 TerracedFreehold
120, Willow Tree Lane UB4 9BL 31 Mar 2016£370,000 TerracedFreehold
46A, Willow Tree Lane UB4 9BD 30 Mar 2016£200,000 FlatLeasehold
31, Willow Tree Lane UB4 9BD 1 Mar 2016£243,000 FlatLeasehold

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
74A, Willow Tree Lane £265,000 (Feb 2018) → £292,000 (Mar 2026) +10%
over 8 yrs
62, Willow Tree Lane £236,000 (Sep 2021) → £295,000 (Feb 2025) +25%
over 3 yrs
70A, Willow Tree Lane £190,000 (Dec 2018) → £250,000 (Dec 2019) +32%
over under a year
64A, Willow Tree Lane £280,000 (Jun 2016) → £280,000 (Sep 2019) +0%
over 3 yrs
115, Willow Tree Lane £1,150,000 (Aug 2018) → £1,680,000 (May 2019) +46%
over under a year

Buying on Willow Tree Lane?

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Crime and flood risk near Willow Tree Lane

Crime

595 crimes were reported within about a mile of Willow Tree Lane in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Higher crime than about 80% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Violence & sexual offences167
Anti-social behaviour134
Shoplifting108
Vehicle crime50
Other theft37
Public order27

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

Willow Tree Lane is in or near 3 Environment Agency flood areas:

  • River Pinn and Woodridings Stream Flood alert area
  • Yeading Brook at Hillingdon Flood warning area
  • Fluvial River Crane Flood alert area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near Willow Tree Lane

SchoolTypeAgesOfstedDistance
Brookside Primary School 357 pupils Primary 3–11 Report 0.3 mi
Barnhill Community High School 1,537 pupils Secondary 11–18 Outstanding Report 0.3 mi
Yeading Junior School 422 pupils Primary 7–11 Good Report 0.3 mi
Yeading Infant and Nursery School 453 pupils Primary 3–7 Report 0.3 mi
The Willows School 106 pupils Academy special converter 4–11 Report 0.4 mi
Belmore Primary Academy 533 pupils Primary 2–11 Good Report 0.4 mi
Viking Primary School 213 pupils Primary 3–11 Report 0.4 mi
Grand Union Village School 99 pupils Free schools special 4–11 Report 0.6 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around and local GPs

Train, tram & metro stations

  • Southall station 1.6 mi · 33 min walk
  • Hayes & Harlington station 2.0 mi · 39 min walk
  • South Ruislip station 2.1 mi · 41 min walk
  • Northolt Underground Station 1.9 mi · 37 min walk

Nearest bus stops

  • Homefield Close (->W, WILLOW TREE LANE) 2 min walk
  • Reynolds Road (Stop D, WILLOW TREE LANE) 2 min walk
  • Homefield Close (->E, WILLOW TREE LANE) 2 min walk
  • Yeading Lane / Willow Tree Lane (Stop C) 3 min walk

GP surgeries

  • Yeading Court Surgery
    1-2 Yeading Court, Masefield Lane, Hayes · 0.2 mi
  • Willow Tree Surgery
    2 Jollys Lane, Hayes · 0.4 mi
  • Yeading Medical Centre
    18 Hughenden Gardens, Northolt · 0.5 mi
  • West End Surgery
    Edward Road, Northolt · 0.5 mi

Sources: Department for Transport (NaPTAN) and NHS England practice data. Walking times are estimates from straight-line distance.

Area profile

Deprivation

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This neighbourhood is in decile 2 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income: decile 1 of 10 · Crime: decile 2 of 10.

Homes

HereEng & Wales
Owned34.2%62.5%
Private rented34.8%20.3%
Social rented30.7%17.1%
Households704

People

HereEng & Wales
Under 1528.7%17.4%
Aged 15–6463.7%64.1%
Aged 65+7.6%18.6%
Residents2,123

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)96%80%
Gigabit-capable96%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Nearby streets in UB4

See all streets in Hayes All streets in UB4