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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

UB32BL

Botwell Lane

UB32BN

Central Avenue

UB32FP

Albacore Way

UB32LE

Church Road

UB33FE

Chailey Place

UB33HL

Coldharbour Lane

UB19RT

Hayes Town

UB31FR

Hayes Town

UB31AQ

Golden Crescent

UB31SS

Betam Road

UB32AB

Botwell Lane

UB32ED

Glebe Road

UB32FN

Hamble Drive

UB32FT

Albacore Way

UB33DJ

Austin Road

UB33HA

Coldharbour Lane

UB34DS

Station Road

UB39SZ

Silverdale Road

UB111AS

Furzeground Way

UB31ZQ

Silverdale Road

UB32BQ

Evergreen Way

UB32NQ

Freemans Lane

UB33LD

Minet Gardens

UB39SE

Silverdale Road

UB39WT

Silverdale Road

UB31RZ

Trevor Road

UB32FB

Botwell Lane

UB33JE

Hunters Grove

UB39QD

Silverdale Road

UB31FB

Powerhouse Lane

UB32GE

Greenfield Place

UB33EW

Coldharbour Lane

UB33HF

Broadway Parade

UB33JF

Hunters Grove

UB32AF

Botwell Lane

UB31FN

Powerhouse Lane

UB31LD

Princes Park Avenue

UB32DS

Poplar Place

UB32DZ

Churchfield Close

UB32LP

Church Road

UB33JD

Hunters Grove

UB33NW

Chesterfield Way

UB34DD

North Hyde Road

UB39UJ

Silverdale Road

UB31AN

Clayton Road

UB31FF

Blyth Road

UB32LD

Church Road

UB111AW

Longwalk Road

UB31FQ

Hayes Town

UB31AJ

Blyth Road

UB33JN

Minet Drive

UB39BU

Hayes Town

UB111BB

Furzeground Way

UB31EG

Hayes Town

UB31SA

St Anselms Road

UB32AL

Botwell Lane

UB33DQ

Austin Road

UB40LT

Springfield Road

UB111FP

Horton Road

UB33BX

Silverdale Road

UB34DA

Station Road

UB39AH

Silverdale Road

UB111FJ

Furzeground Way

UB31EY

Rigby Lane

UB31EZ

Hayes Town

UB31JN

Beechwood Avenue

UB31JQ

Almond Close

UB33BW

Silverdale Road

UB33DE

Austin Road

UB40LP

Springfield Road

UB31DR

Pressing Lane

UB31EE

Hayes Town

UB32FW

Albacore Way

UB32LB

Church Road

UB33FP

Chailey Place

UB33HE

Broadway Parade

UB34QQ

Bulls Bridge Road

UB19NP

Hayes Town

UB31DZ

Material Walk

UB32RT

Elmlea Drive

UB33BL

Silverdale Road

UB33EP

Coldharbour Lane

UB33FQ

Pump Lane

UB33LJ

Mount Road

UB39WL

Silverdale Road

UB19PA

Silverdale Road

UB31AG

Blyth Road

UB31HP

Kestrel Way

UB31SD

St Anselms Road

UB32AT

Forris Avenue

UB33LN

Silverdale Gardens

UB32HX

East Way

UB33JG

Crossway

UB33NT

Peter James Business Centre

UB31BD

Clayton Road

UB32LW

Church Road

UB31FS

Hayes Town

UB31JZ

Princes Park Circle

UB32DD

Reid Close

UB32NW

Lych Gate Walk

Data Sources

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