Hayes Village

A large new neighbourhood on the former Nestlé factory site in Hayes, West London, about a 10-minute walk from the Elizabeth line, with studios, 1 and 2 bedroom apartments ready to move into and over nine acres of new green space.

Project at a glance

Developer

Barratt London

Location

Hayes, West London, UB3

Travelcard zone

Zone 5

Local authority

London Borough of Hillingdon

Completion

Homes ready to move intoDeveloper’s website, checked 14 October 2026.

Home types

Studios, 1 and 2 bedroom apartments

Tenure

Not published; we request it from the developer in writing.Not verified

Starting price

From £310,000Starting price for a studio; 1 bedroom apartments from £325,000. Developer’s website, checked 14 October 2026.¹

Home types and prices

Example homes from the developer’s list on 14 October 2026 Developer statement

• Ask for the floor plan: Studio

  Studio

  Sheardown Apartments · No. 172

  • 480 sq ft (44.6 m²)
  • Ready to move into

  Listed price£310,000^{1, 2}

• Ask for the floor plan: 1 bedroom

  1 bedroom

  Berg Apartments · No. 18

  • 550 sq ft (51.1 m²)
  • Ready to move into

  Listed price£325,000^{1, 3}

• Ask for the floor plan: 2 bedrooms

  2 bedrooms

  Menier Apartments · No. 128

  • 719 sq ft (66.8 m²)
  • Ready to move into

  Listed price£450,000^{1, 4}

One home per type, as listed; homes sell and prices change. Sizes are the developer’s figures in square feet, converted to m² by us (1 sq ft = 0.0929 m²).

• Listed prices run from £310,000 to £475,000 for studios, 1 and 2 bedroom apartments; no 3 bedroom home was listed. All listed homes are ready to move into, and every home has outdoor space. The developer says the development will provide over 1,500 homes.¹Developer statement

Prices are the developer’s listed prices on the date checked.

Facilities

• Over nine acres (about 3.6 hectares) of new green space, a walking trail, a 200-metre running track, outdoor exercise equipment and a residents’ gym; a coffee shop, community centre and canoe club are planned.¹Developer statement
• Cycle storage, and car parking for residents at additional cost.¹Developer statement

Facilities as described by the developer; access can depend on the building and on the service charge.

Video

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Location and transport

Hayes & Harlington (Elizabeth line) about a 10-minute walk.

Nearest stations

• Hayes & Harlington

  ≈10 minwalk¹

  Lines: Elizabeth line and Great Western Railway⁷

  Travelcard zone: 5⁷

Lines: Verified (official source). Walk: Developer statement. Travelcard zone: Verified (official source).

Journey times

• Bank

  39 min

  39 min from Hayes & Harlington station (Elizabeth line, Central line; 1 change)⁸Verified (official source)

• King’s Cross

  38 min

  38 min from Hayes & Harlington station (Elizabeth line, Hammersmith & City line; 1 change)⁹Verified (official source)

• Canary Wharf

  35 min

  35 min from Hayes & Harlington station (Elizabeth line; no change)¹⁰Verified (official source)

• Heathrow

  8 min

  8 min from Hayes & Harlington station (Elizabeth line; no change); developer’s figure: 6 min by train; about 10 min by car^{1, 11}Verified (official source)

• Paddington

  16 min

  16 min by Elizabeth line¹Developer statement

• Bond Street

  20 min

  20 min by Elizabeth line¹Developer statement

Times to Bank, King’s Cross, Canary Wharf and Heathrow marked as verified are the fastest TfL Journey Planner result for leaving the named station at 09:00 on Wednesday 21 October 2026, including walking between platforms; other times are the developer’s published figures. None are door-to-door times, and where we could not verify a time we leave it blank rather than estimate it.

Schools nearby

• Featherstone Primary and Nursery School (primary, ages 3 to 11), UB2 5JT, about 1.5 km: Ofsted Outstanding, inspection of 8 May 2024.^{12, 13}Verified (official source)
• Clifton Primary School (primary, ages 3 to 11), UB2 5QP, about 2.3 km: Ofsted Outstanding, inspection of 28 February 2024.^{13, 14}Verified (official source)

Distance is a straight line between postcodes, not a walking route. Each school sets its own admission rules, and living nearby does not secure a place. Outstanding is Ofsted’s highest grade; the result and date are those on the school’s Ofsted page on the date checked.

The area and its plans

• The Greater London Authority lists the Hayes Opportunity Area with London Plan capacity for 4,000 new homes and 1,000 new jobs by 2041; the Hayes Housing Zone was set up in 2016 (status: planning designation).¹⁵Verified (official source)
• Hillingdon Council’s committee report on the former Nestlé factory (application 1331/APP/2017/1883) describes 1,386 homes with commercial space (status: 2017 application; later changes not checked).¹⁶Verified (official source)

Plans can change or be delayed. We do not draw conclusions about future prices or rents from them.

Ownership and running costs

Tenure	Not published; we request it from the developer in writing.Not verified
Service charge	Not published; we request it from the developer in writing.Not verified
Ground rent	Not published; we request it from the developer in writing.Not verified
Council tax band	Not published; we request it from the developer in writing.Not verified
Energy rating (EPC)	Not published; we request it from the developer in writing.Not verified

A figure with a source number comes from the developer’s published documents on the date shown. It applies to the development or to the one home named, and can be different for the home you choose. For a specific home we obtain the lease length, service charge budget, ground rent, council tax band and parking terms from the developer in writing and send them to you before any viewing. Our guide to leasehold and service charges explains how to read these figures.

Rent evidence

• Hillingdon, August 2026, average monthly private rent: 1 bedroom £1,252, 2 bedrooms £1,586, 3 bedrooms £1,913.¹⁷Verified (official source)

Average private rents across the whole borough, published by the Office for National Statistics. They are not a rent estimate or valuation for homes here, and we do not publish yield figures.

Developer offers

• On selected homes Barratt London advertises ‘Your Choice. Your Move.’: you choose one offer (a contribution to your deposit, to normal Stamp Duty, to your mortgage payments, or the first two years’ service charge), a furniture pack, and reserve for £99. Its terms exclude the Stamp Duty surcharges, require exchange of contracts within 42 days of reservation, and the deposit contribution is not available on buy-to-let purchases.^{1, 18}Developer statement

Offers change and apply to selected homes only. Before you reserve, we confirm in writing whether an offer applies to you.

Buying from abroad: general information

• Stamp Duty Land Tax (SDLT) is paid when you buy a home in England. If any buyer is not UK resident for SDLT purposes, a non-resident surcharge is added on top of the normal rates. For an individual the test is time spent in the UK: you are treated as non-resident if you were not in the UK for at least 183 days in the 12 months before the purchase.¹⁹Verified (official source)
• An individual who paid the non-resident surcharge can claim it back by amending the SDLT return if they spend at least 183 days in the UK in a continuous 365-day period within the window that starts 364 days before and ends 365 days after the purchase. The claim must be made within two years of the purchase.¹⁹Verified (official source)
• If, after the purchase, you will own more than one residential property, higher rates for additional properties usually apply as well. A developer offer that pays ‘Stamp Duty’ covers only what its terms say; check whether it excludes these surcharges.²⁰Verified (official source)

General information from GOV.UK, not tax advice. Your solicitor or tax adviser confirms what applies to you.

Before you reserve

• Purchase cost breakdown: deposit, Stamp Duty, legal fees and payment timing.
• Stamp Duty calculator: your tax as an overseas or UK buyer.
• Reservation vs exchange: what each step commits you to.
• Questions to ask before reserving: the checklist we use.
• Rental yield calculator: test your own rent and cost assumptions.

Who it may suit

• Matches a buyer with a smaller budget, from about £310,000 for a studio or £325,000 for 1 bedroom, who wants a completed home near the Elizabeth line and Heathrow.¹Developer statement

A factual match based on the prices, home types and timing above. It is not a recommendation.

Ask about current availability

Prices and availability change. We confirm both with the developer and, with your agreement, register you with them in writing before any visit. If you buy following our introduction, the developer or a company selling on its behalf may pay us a referral fee or commission.

Enquire about Hayes Villagehello@ogkinvest.co.uk

Sources and dates checked

Every figure on this page comes from the sources below. The small numbers in the text point to them, and each statement says whether it is the developer’s own statement or checked against an official source.

1. 1Hayes Village, New Flats in Hayes | Barratt London · Barratt London · read 14 October 2026
2. 2Hayes Village, Plot 172 | Barratt London · Barratt London · read 14 October 2026
3. 3Hayes Village, Plot 18 | Barratt London · Barratt London · read 14 October 2026
4. 4Hayes Village, Plot 128 | Barratt London · Barratt London · read 14 October 2026
5. 5Discover your new lifestyle at Hayes Village - Barratt London · Barratt London (YouTube) · read 14 October 2026
6. 6Barratt London YouTube channel · Barratt London · read 14 October 2026
7. 7TfL StopPoint data: Hayes & Harlington Rail Station · Transport for London · read 14 October 2026
8. 8TfL Journey Planner: Hayes & Harlington to Bank, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
9. 9TfL Journey Planner: Hayes & Harlington to King’s Cross St Pancras, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
10. 10TfL Journey Planner: Hayes & Harlington to Canary Wharf, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
11. 11TfL Journey Planner: Hayes & Harlington to Heathrow Terminals 2 & 3, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
12. 12Featherstone Primary and Nursery School: Ofsted inspection reports · Ofsted · read 14 October 2026
13. 13Postcode lookup used for straight-line distances (ONS Postcode Directory data) · postcodes.io · read 14 October 2026
14. 14Clifton Primary School: Ofsted inspection reports · Ofsted · read 14 October 2026
15. 15Hayes Opportunity Area pen portrait (2025) · Greater London Authority · read 14 October 2026
16. 16Former Nestlé factory: planning committee report (1331/APP/2017/1883) · London Borough of Hillingdon · read 14 October 2026
17. 17Housing prices in Hillingdon (private rents, August 2026) · Office for National Statistics · read 14 October 2026
18. 18Your Choice Your Move | Barratt London · Barratt London · read 14 October 2026
19. 19Rates of Stamp Duty Land Tax for non-UK residents · GOV.UK (HM Revenue & Customs) · read 14 October 2026
20. 20Stamp Duty Land Tax: Residential property rates · GOV.UK · read 14 October 2026