Hayes End
Hillingdon 024 · 5 sub-areas · 11,061 residents
Hillingdon 024 is a residential area within the London Borough of Hillingdon, home to around 11,000 people. A typical two-bedroom flat lets for about £1,565 a month — noticeably below the London average and around £365 above the UK national median. A quarter of residents are under 18, giving it a distinctly family-oriented character compared to inner London neighbourhoods.
Hayes End is a green, lower-density part of Hillingdon — parks within walking distance of most addresses, a slower weekday rhythm, and a population skewed toward longer-tenure households rather than transient renters. The demographic profile leans family-aged, with a clear share of households with school-age children.
Overview
What's it like to live in Hayes End?
3 parks and 2 playgrounds are within five minutes' walk, so greenspace is reliably close at hand; there's effectively nothing within walking distance — eating out, drinking and shopping mean a drive; Crime sits around the national average — neither a notable concern nor a notable selling point; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents are roughly in line with the national norm, at around £1,549 a month for a typical home; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Hayes End in Hillingdon
Living in Hayes End
Hillingdon 024 sits in the outer western edge of Greater London and feels much more like a spacious suburban area than a city neighbourhood. Streets are quieter, the family count is high, and greenspace is genuinely close — nearly seven in ten residents live within a walkable distance of a park or green area, and the average distance to greenspace is well under 300 metres. That's rare for a London address.
Costs here are a significant step below what you'd pay closer to the centre. A two-bedroom home runs around £1,565 a month, which is affordable by London standards, though it's worth being clear-eyed: rent-to-income ratios are still stretched. The median resident salary is around £36,400 a year, which means a single renter taking a two-bed alone would be spending well over half their take-home on rent. This is a neighbourhood where shared households and couples fare much better than solo renters.
The population skews young-family rather than young-professional. More than a quarter of residents are under 18 — one of the higher under-18 shares you'll find across London's MSOA-level areas. Owner-occupation sits at 46%, with a meaningful social housing presence at around one in four households. The demographic picture is ethnically diverse, with an ethnic diversity index of 69.5 and fewer than 55% of residents UK-born.
Practically speaking, the area is car-dependent — just over half of residents commute by car, and only around one in five uses public transport. The nearest mainline rail station is roughly 2,100 metres away. Central London is reachable in around 26 minutes by public transport, which is competitive for this far out.
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Frequently asked
- Is Hillingdon 024 a nice place to live?
- It depends what you're after. For families who want space, greenspace, and lower rents than inner London, it works well — nearly 70% of residents are within walking distance of green space. It's quieter and more suburban than most of Greater London. The trade-off is car dependency, a stretched rent-to-income ratio for solo renters, and an Ofsted picture that needs careful investigation.
- What is the rent in Hillingdon 024?
- A one-bedroom typically runs around £1,235 a month, a two-bedroom around £1,565, and a three-bedroom around £1,884. These are estimates scaled from borough-level data using local sale prices. Rents rose about 1.8% over the past year — relatively modest by recent London standards.
- Is Hillingdon 024 safe?
- The crime rate is around 95 incidents per 1,000 residents annually, above the UK national rate of roughly 80. Vehicle-related crime and antisocial behaviour tend to drive the local figure more than serious offences. Deprivation in the area is in the lower third nationally, which is useful context. Residential streets away from main roads feel noticeably quieter day-to-day.
- What's the commute from Hillingdon 024 to central London?
- Around 26 minutes by public transport — competitive for this far out west. The nearest mainline rail station is roughly 2,100 metres away, so most people drive or cycle to the station. Just over half of residents commute by car, and around one in five works from home.
- Who lives in Hillingdon 024?
- Mainly families. Over a quarter of residents are under 18, and coupled households with children make up roughly 26% of homes. It's ethnically diverse, with fewer than 55% of residents UK-born. Tenure is split fairly evenly between owner-occupiers, private renters, and social housing tenants — an unusual mix for outer London.
- What schools are near Hillingdon 024?
- There are 106 schools within 2 kilometres of typical residents, so there's no shortage of options. The challenge is that only around 23% are rated Good or Outstanding within that catchment distance — well below the national average. The nearest Outstanding-rated school is approximately 1,770 metres away. Checking individual catchment boundaries and current Ofsted ratings is strongly advisable.
- Is Hillingdon 024 good for families?
- In terms of space and greenspace, yes — nearly 70% of residents are within easy walking distance of green areas, and the population is already skewed heavily towards families with children. The school picture is more complicated: the proportion of nearby schools rated Good or Outstanding is well below the national average, so parents should research specific catchments carefully before deciding.