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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

UB31EW

Hayes Town

UB33HD

Coldharbour Lane

UB32GD

Chamberlain Close

UB32FZ

Firefly Close

UB31AW

Swallowfield Way

UB31FL

Record Walk

UB32DS

Poplar Place

UB39UJ

Silverdale Road

UB33BX

Silverdale Road

UB31SE

Nield Road

UB31SB

St Anselms Road

UB33FP

Chailey Place

UB33DD

Austin Road

UB31AJ

Blyth Road

UB31JW

Beechwood Avenue

UB32HW

East Avenue

UB32AD

Botwell Lane

UB32RW

Wood End

UB31FG

Blyth Road

UB32LX

Holmbury Gardens

UB33PA

Birchway

UB31SD

St Anselms Road

UB111FG

Roundwood Avenue Stockley Park

UB33DG

Austin Road

UB32HP

East Avenue

UB32AZ

Compton Road

UB33BS

Pump Lane

UB32LY

Church Green

UB32BX

Central Avenue

UB31DP

Material Walk

UB32AS

Forris Avenue

UB49XF

Silverdale Road

UB33FJ

Chailey Place

UB31FE

Pressing Lane

UB31DR

Pressing Lane

UB32RL

Church Walk

UB31EN

Dawley Road

UB32HS

East Avenue

UB31AP

Printinghouse Lane

UB32EF

Third Avenue

UB34DS

Station Road

UB32LW

Church Road

UB31HA

Blyth Road

UB32HH

Ninth Avenue

UB39BQ

Hayes Town

UB39EF

Silverdale Road

UB111AA

Bennetsfield Road

UB39RZ

Silverdale Road

UB31RZ

Trevor Road

UB33FF

Pump Lane

UB33BT

Little Road

UB34BD

Station Road

UB33BL

Silverdale Road

UB39XZ

Hayes Town

UB32HR

East Avenue

UB32BH

Evergreen Way

UB32AQ

Botwell Lane

UB32BA

Manton Close

UB31HP

Kestrel Way

UB33JU

Halsway

UB31ET

Rigby Lane

UB31DH

Hayes Town

UB32AH

Botwell Lane

UB31SQ

Nield Road

UB31SH

Nield Road

UB32NH

Freemans Lane

UB31LB

Princes Park Close

UB32AY

Compton Road

UB33BJ

Crown Close

UB31EQ

Dawley Road

UB39AJ

Silverdale Road

UB31JZ

Princes Park Circle

UB11WQ

Silverdale Road

UB32NL

Bell House Cottages

UB32RX

Queens Road

UB32EH

Second Avenue

UB33HS

Coldharbour Lane

UB32AA

Botwell Lane

UB31DY

Rigby Lane

UB33DN

Austin Road

UB31JB

Botwell Common Road

UB33LN

Silverdale Gardens

UB33JE

Hunters Grove

UB31JA

Botwell Common Road

UB19RU

Hayes Town

UB32ED

Glebe Road

UB32AF

Botwell Lane

UB33PB

Birchway

UB31FF

Blyth Road

UB32AE

Botwell Lane

UB31AN

Clayton Road

UB31ED

Dallega Close

UB32RU

Grange Close

UB33LW

Silverdale Gardens

UB33EB

Coldharbour Lane

UB32NG

Lannock Road

UB32UX

Willenhall Drive

UB31DZ

Material Walk

UB32LP

Church Road

UB31LD

Princes Park Avenue

Data Sources

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