Property investment stats for Hayes, Middlesex

• Rental yields are robust, with the average sitting at 6.8%, and the top-performing postcode district offering yields of 7.3%.
• The strong presence of families and young adults ensures steady demand for both flats and houses, with median asking rents for a 3-bedroom house at £2,496 and 2-bedroom flats at £1,946.
• Liquidity is reasonable, with annual sales at 450 and properties typically spending 60 days on the market before selling.

• Capital growth has been subdued, with 1-year growth at -2.4%, which may concern investors seeking short-term appreciation.
• Affordability pressures are evident, as both the price-to-income ratio of 6.9 and rent-to-income ratio of 32.7% are elevated, which could limit future price growth.
• The area has a high unemployment rate, sitting in the 96th percentile nationally, which may impact tenant stability and rental arrears.

Rental demand in Hayes looks set to remain strong, driven by its youthful, family-heavy population and the high proportion of private renters. Investors can expect stable yields, especially given the average rental yield of 6.8% and the particularly strong returns in the top postcode district at 7.3%.

However, capital appreciation may be slow, as shown by the 1-year growth of -2.4% and a more modest annualised growth over three years of 1.8%. Asking prices for both flats and houses remain accessible by London standards, with 3-bedroom houses at £539,000 and 2-bedroom flats at £325,000. The area’s affordability pressures and high unemployment rate may weigh on future growth, but the fundamentals of rental demand and liquidity should support investor confidence in the medium term.