Neighbourhood · Hillingdon
Hayes Town & Lake Farm: house prices and how the area is changing
Official figures for the Hayes Town & Lake Farm neighbourhood of Hillingdon, England (ONS area Hillingdon 027). Headline figures assembled 12 October 2026. Postcodes UB1, UB11, UB2, UB3, UB4, UB7. Figures that read a point use the neighbourhood's centre, near UB3 2LA.
A neighbourhood with below-average incomes, showing some signs of gentrification
Hayes Town & Lake Farm is a neighbourhood with below-average incomes; it shows some signs of gentrification against Hillingdon (2 of 21 signals rising, 1 falling). Houses here typically resell for £510,000 and flats for £274,000 (median resale prices, 2023-2025). Recorded crime is higher than across Hillingdon (1.4 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Hayes & Harlington, is about a 9-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.
Typical house price
£510,000
Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£274,000
Median resale price of flats in the neighbourhood, 2023-2025; +19% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Below average income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Some signs
Weighted balance +0.08; 2 of 21 signals up, 1 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 4 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 8 small areas range from decile 2 to 5.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£64,100
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.4 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Hayes Town & Lake Farm sits in Hillingdon
- Typical house price: joint 14th lowest of 32 neighbourhoods in Hillingdon
- Typical flat price: 8th lowest of the 27 neighbourhoods in Hillingdon with enough flat sales for one
- Average household income: 6th lowest of 32 neighbourhoods in Hillingdon
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Hayes Town & Lake Farm
Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
2 of 21 counted signals point towards rising affluence against Hillingdon, 1 the other way and 18 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- New-build activity
- Benefit claims (DWP)
Falling behind the borough
- Homes selling
Stations and schools nearby
Nearest station
- Hayes & Harlington Railway station, about a 9-minute walk from the neighbourhood's centre (660 m in a straight line). About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 52 min) and Heathrow Terminal 4 (about 13 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Botwell House Catholic Primary School 140 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Oct 2023).
- Nearest state secondary school Global Academy 640 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 2 areas, Good in 2 (Mar 2025).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Hayes Town & Lake Farm
What is the typical house price in Hayes Town & Lake Farm?
£510,000. Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.
How does Hayes Town & Lake Farm compare with the rest of Hillingdon?
Typical house price: joint 14th lowest of 32 neighbourhoods in Hillingdon. Typical flat price: 8th lowest of the 27 neighbourhoods in Hillingdon with enough flat sales for one. Average household income: 6th lowest of 32 neighbourhoods in Hillingdon.
Is Hayes Town & Lake Farm an affluent area?
Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Hayes Town & Lake Farm gentrifying?
Some signs. Weighted balance +0.08; 2 of 21 signals up, 1 down, against the borough.
What is the nearest station to Hayes Town & Lake Farm?
Hayes & Harlington. Railway station, about a 9-minute walk from the neighbourhood's centre (660 m in a straight line). About 20 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Abbey Wood (about 52 min) and Heathrow Terminal 4 (about 13 min).
Which state schools are nearest to Hayes Town & Lake Farm?
Nearest state primary school. Botwell House Catholic Primary School. 140 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Oct 2023). Nearest state secondary school. Global Academy. 640 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 2 areas, Good in 2 (Mar 2025).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Hayes Town & Lake Farm?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Hillingdon
- Hayes South
- Hayes Town North
- Hayes End
- Yeading West
- West Drayton East
- Charville
- Harlington & Cranford Cross
- Yeading Brookside
- All 32 neighbourhoods in Hillingdon
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.