Hayes Town & Lake Farm
Hillingdon 027 · 8 sub-areas · 16,445 residents
Hillingdon 027 is a suburban stretch of the London Borough of Hillingdon, home to around 16,400 people. A typical two-bedroom flat lets for about £1,565 a month — noticeably below the London median and well under half what you'd pay in central London. The area stands out for its large family households and unusually high proportion of under-18s compared to most of the capital.
Hayes Town & Lake Farm is a mid-density neighbourhood of Hillingdon in the London region. It sits between busier and quieter parts of the local authority and isn't dominated by a single use — there's a mix of workplaces, housing and local services. 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 Town & Lake Farm?
2 parks are within five minutes' walk, so greenspace is reliably close at hand; Recorded crime is higher than the national norm — common for built-up urban areas, but worth weighing if you're looking for a quieter base; 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 8 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Hayes Town & Lake Farm in Hillingdon
Living in Hayes Town & Lake Farm
Hillingdon 027 sits in outer west London, and it feels like it. This is predominantly suburban territory — family homes, relatively quiet streets, and a pace that's several gears below Zone 1. Around 40% of residents own their home, which is high for Greater London and signals a more settled, less transient population than you'd find closer to the centre.
Rents here are firmly at the affordable end of the London scale. A two-bedroom home runs about £1,565 a month — closer to what you'd pay in many English cities than in inner London. One-beds start at around £1,235, and three-bedrooms average roughly £1,884. Council tax (Band D) comes to around £2,046 a year. That said, affordability is relative: at nearly 74% of take-home pay going on rent, it's still a heavy burden — this is still London, and salaries in the area average around £36,400 a year.
The population skews young and family-oriented. Over a quarter of residents are under 18 — significantly higher than the London average — and nearly a quarter of households are couples with children. The ethnic diversity index sits at 66, and just under half of residents were born in the UK, reflecting the genuinely international character that defines much of outer west London. Social housing accounts for around 21% of tenure, a meaningful share that points to established communities rather than recent gentrification.
For getting around, the nearest mainline rail station is roughly 1 km away. Around 40% of residents drive to work, though, which tells its own story about where local transport falls short. See the streets and sub-areas below for more.
What you'll need on day one
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Frequently asked
- Is Hillingdon 027 a nice place to live?
- It depends on what you're after. It's a settled, predominantly suburban area with a strong family character, reasonable rents by London standards, and good rail connectivity. It's not full of bars and galleries, but if you want space, a quieter pace, and a genuine community feel in outer west London, it works well.
- What is the rent in Hillingdon 027?
- A one-bedroom typically runs about £1,235 a month, a two-bedroom around £1,565, and a three-bedroom roughly £1,884. These are estimates scaled from borough-level ONS data using local sale prices. Rents rose around 1.8% over the past year.
- Is Hillingdon 027 safe?
- The crime rate is around 195 incidents per 1,000 residents a year — higher than the UK national average but broadly typical for an outer London suburb near transport links. Residential streets tend to be quieter than the headline figure suggests; incidents cluster around retail and transit areas.
- What's the commute from Hillingdon 027 to central London?
- The nearest mainline rail station is about 1 km away. Around 40% of residents still drive to work, suggesting rail coverage doesn't suit every destination equally.
- Who lives in Hillingdon 027?
- Predominantly families — over a quarter of residents are under 18, and nearly a quarter of households are couples with children. Around 40% own their home, which is high for London. The community is internationally diverse, with under half of residents UK-born.
- What schools are near Hillingdon 027?
- There are 146 schools within 2 km, so choice isn't the issue. Around 30% of those within typical catchment distance are rated Good or Outstanding. The nearest Outstanding-rated school is approximately 2.1 km away. Check individual Ofsted reports carefully.