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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 128 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
128
Deprivation level
7/10
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

Anti-social behaviour
44.94(+69%)
Violence and sexual offences
44.3(+46%)
Shoplifting
18.49(+83%)
Vehicle crime
15.08(+55%)
Public order
12.3(+85%)
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 35 recent sales, the median property price is £500,000 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
Flats9£299,950
Semi-Detached15£545,000
Terraced11£500,000

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

UB32EG

Fourth Avenue

UB25EE

Silverdale Road

UB31EW

Hayes Town

UB39DX

Hayes Town

UB31EP

Bolingbroke Way

UB32RN

Church Walk

UB32SW

Church Walk

UB33FH

Hayes Town

UB33LL

Mount Road

UB33LW

Silverdale Gardens

UB39BA

Silverdale Road

UB31AR

Printinghouse Lane

UB111HU

Furzeground Way

UB31EQ

Dawley Road

UB32BB

Park Side

UB32BH

Evergreen Way

UB32EW

Townfield Road

UB33FN

Pump Lane

UB33JL

Minet Drive

UB31ST

Adler Industrial Estate

UB32HH

Ninth Avenue

UB32HW

East Avenue

UB33JQ

Crossways

UB33LA

Cherry Grove

UB33NB

Pump Lane

UB32AX

Moray Avenue

UB32FR

Albacore Way

UB32GB

Chamberlain Close

UB31EA

Dawley Parade

UB32RX

Queens Road

UB33DB

Austin Road

UB25JZ

Silverdale Road

UB31AH

Rostrevor Gardens

UB32RP

Grange Road

UB32UT

Willenhall Drive

UB33JB

Fairdale Gardens

UB39TP

Silverdale Road

UB111DB

Bennetsfield Road

UB31DB

Blyth Road

UB32NH

Freemans Lane

UB49XF

Silverdale Road

UB32LU

Holmbury Gardens

UB32LX

Holmbury Gardens

UB32LY

Church Green

UB33BT

Little Road

UB33PD

Birchway

UB34BA

North Hyde Road

UB39DE

Hayes Town

UB39XZ

Hayes Town

UB31AP

Printinghouse Lane

UB31HH

Dawley Road

UB33EF

Coldharbour Lane

UB33JY

Showers Way

UB33NE

Pump Lane

UB34BD

Station Road

UB39AU

Silverdale Road

UB39EF

Silverdale Road

UB32AA

Botwell Lane

UB32AN

Botwell Lane

UB33LH

Mount Road

UB111AA

Bennetsfield Road

UB25YQ

Silverdale Road

UB31ED

Dallega Close

UB32EF

Third Avenue

UB33DA

Austin Road

UB39BQ

Hayes Town

UB39RY

Silverdale Road

UB31DT

Blyth Road

UB25LX

Bulls Bridge Road

UB31EJ

Bolingbroke Way

UB31FP

Gramophone Lane

UB32FD

Botwell Lane

UB32FY

Monarch Drive

UB32HA

Longmead Road

UB33HG

Coldharbour Lane

UB33PA

Birchway

UB34BY

North Hyde Road

UB39RZ

Silverdale Road

UB32EE

Glebe Road

UB32EH

Second Avenue

UB33EG

Coldharbour Lane

UB33LB

Hals End

UB34BE

Station Road

UB31JP

Beechwood Avenue

UB31SH

Nield Road

UB39WJ

Silverdale Road

UB33LZ

North Hyde Gardens

UB31FA

Powerhouse Lane

UB32AD

Botwell Lane

UB32HP

East Avenue

UB32LZ

Parsonage Close

UB33JW

Minet Drive

UB39DP

Hayes Town

UB31AL

Blyth Road

UB31AT

Blyth Road

UB31DY

Rigby Lane

UB32BP

Central Avenue

UB32LJ

Church Road

UB32RS

Grange Road

UB33NP

Pump Lane

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/01/2026.