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Hayes Town & Lake Farm

Interactive map displaying Hayes Town & Lake Farm

About

The Hayes Town and Lake Farm area sits in the western part of the London Borough of Hillingdon. It is a largely residential district with a mix of housing types, from terraced homes to modern apartment developments. The area is anchored by the commercial centre of Hayes Town, which provides local shopping and services.

Lake Farm Country Park is a significant green space, featuring meadows, woodland, and the namesake lake. The park's ecology includes a heronry, where these birds nest in tall trees overlooking the water. This open land contrasts with the surrounding urban fabric and provides a route for walkers and cyclists along the Grand Union Canal.

Area overview

On average Hayes Town & Lake Farm has high deprivation and very high crime levels, with around 127 crimes per 1,000 residents per year. Approximately 23.2% of homes in this area are social housing provided by a local council or housing association. The average income per household in Hayes Town & Lake Farm is £64,070 per year. There are 5 schools in Hayes Town & Lake Farm: 4 primary (0 Outstanding and 4 Good) and 2 secondary (0 Outstanding and 2 Good). On average most houses in area has average public transport connectivity. Hayes Town & Lake Farm is home to around 14,062 people, with a population density of about 3,224.6 per km2.

Crime rate
9/10
Crimes per 1k residents
127
Deprivation level
8/10
Income level
2/10
Social housing
23.2%
Connectivity
5/10

Area Profile

Hayes Town & Lake Farm Population
14,062
Population density
3,224.6 per km²

Crime

Crime per 1,000 population

Violence and sexual offences
44.87(+44%)
Anti-social behaviour
41.1(+53%)
Shoplifting
17.85(+79%)
Vehicle crime
15.15(+62%)
Public order
11.88(+76%)
London average

Demographics

Ethnic groups

Indian
3,750
26.67%
British
2,450
17.42%
Other Asian
1,682
11.96%
African
1,349
9.59%
Pakistani
1,089
7.74%
Total population: 14,063

Economics

Education (age 16+)

Level 4+ (Degree)
3,504
32.47%
No qualifications
2,536
23.5%
Level 3 (A level)
1,303
12.07%
Level 2 (GCSEs 9-4)
1,236
11.45%
Level 1 (GCSEs 3-1)
1,230
11.4%
Total 16+ residents: 10,791

Housing

Housing tenure

Private landlord or letting agency
1,507
33.83%
Owns with a mortgage
1,067
23.95%
Owns outright
720
16.16%
Other social rented
475
10.66%
Social rents from council
467
10.48%
Total households: 4,455

Property prices in Hayes Town & Lake Farm

Based on 44 recent sales, the median property price is £519,000 in Hayes Town & Lake Farm area, with individual transactions ranging from £245,000 up to £760,000.

Price distribution per property type (last year)

Price distribution by property type for Hayes Town & Lake Farm in the last year.

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Hayes Town & Lake Farm over the last year.
TypeSalesMedian
Flats12£298,475
Semi-Detached20£550,000
Terraced12£512,500

10 years median price trend in Hayes Town & Lake Farm

Ten year median sale price trend for each property type in Hayes Town & Lake Farm.

All postcodes in Hayes Town & Lake Farm

UB31HH

Dawley Road

UB32HZ

Eastholme

UB32AJ

Botwell Lane

UB33JS

Halsway

UB31JG

Chestnut Close

UB32FS

Albacore Way

UB32LN

Church Road

UB32FW

Albacore Way

UB33PD

Birchway

UB111AW

Longwalk Road

UB34BE

Station Road

UB31JH

Walnut Close

UB31DQ

Swallowfield Way

UB32EQ

First Avenue

UB39RX

Silverdale Road

UB111FJ

Furzeground Way

UB31SF

Nield Road

UB25YQ

Silverdale Road

UB33LA

Cherry Grove

UB31BL

Clayton Road

UB33JW

Minet Drive

UB32DZ

Churchfield Close

UB32FB

Botwell Lane

UB33JY

Showers Way

UB31SG

Nield Road

UB32AT

Forris Avenue

UB32AB

Botwell Lane

UB33LD

Minet Gardens

UB31FP

Gramophone Lane

UB40LP

Springfield Road

UB33JA

Fairdale Gardens

UB33JG

Crossway

UB33NF

Bilton Way

UB32LJ

Church Road

UB32LB

Church Road

UB39AX

Silverdale Road

UB32AU

Moray Avenue

UB33DL

Austin Road

UB39RY

Silverdale Road

UB111FW

The Square

UB31EZ

Hayes Town

UB39WJ

Silverdale Road

UB33AZ

Silverdale Road

UB34DA

Station Road

UB33DB

Austin Road

UB32UU

Willenhall Drive

UB33JP

Minet Drive

UB31AL

Blyth Road

UB31EJ

Bolingbroke Way

UB31JP

Beechwood Avenue

UB31JU

Princes Park Lane

UB33HL

Coldharbour Lane

UB32RR

Grange Road

UB32BQ

Evergreen Way

UB31DT

Blyth Road

UB33ES

Coldharbour Lane

UB111FE

Longwalk Road

UB39ZH

Silverdale Road

UB31AT

Blyth Road

UB39DP

Hayes Town

UB32LA

Church Road

UB33NE

Pump Lane

UB33NP

Pump Lane

UB33BA

Johnsons Industrial Estate

UB39US

Silverdale Road

UB34BG

Station Road

UB39QD

Silverdale Road

UB32FD

Botwell Lane

UB31EF

Dawley Road

UB31JN

Beechwood Avenue

UB111AF

Roundwood Avenue

UB34DX

Station Road

UB32BZ

Central Avenue

UB32EB

Glebe Road

UB25JZ

Silverdale Road

UB31ZQ

Silverdale Road

UB39XN

Silverdale Road

UB31EB

Dawley Parade

UB33HF

Broadway Parade

UB31FA

Powerhouse Lane

UB33EF

Coldharbour Lane

UB31DS

Dawley Road

UB31DA

Vinyl Place

UB34BY

North Hyde Road

UB32NJ

Freemans Lane

UB32HX

East Way

UB32LE

Church Road

UB33DA

Austin Road

UB33LB

Hals End

UB32LH

Church Road

UB33JD

Hunters Grove

UB111AS

Furzeground Way

UB31JQ

Almond Close

UB111BB

Furzeground Way

UB32LL

Church Road

UB33HP

Pasadena Close

UB33DR

Austin Road

UB33JX

Showers Way

UB32EU

Eighth Avenue

UB32RS

Grange Road

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/05/2026.