Hayes Town North
Hillingdon 026 · 5 sub-areas · 9,972 residents
Hillingdon 026 is a suburban pocket of the London Borough of Hillingdon, home to around 10,000 people. A typical two-bedroom flat lets for about £1,565 a month — noticeably below the London average and well under what you'd pay closer to the centre. The unusually high share of social housing and a large under-18 population make this area demographically distinct from most of Hillingdon.
Hayes Town North 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 Town North?
Day-to-day life sits close to greenery — a park or playing field is within easy walking distance of most addresses; 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 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Hayes Town North in Hillingdon
Living in Hayes Town North
This part of Hillingdon has the feel of a settled, family-oriented suburb rather than a commuter belt afterthought. Over a quarter of residents are under 18, which shapes everything from the pace of the streets to the demand on local schools. It's not a neighbourhood that draws young professionals hunting for nightlife or a buzzy high street — it's a place people tend to put down roots.
On rent, it sits at the more affordable end of the London spectrum. A two-bedroom home runs around £1,565 a month — considerably less than inner-London equivalents, and only a modest step up from the national average. That said, the rent-to-take-home ratio tells a harder story: at around 74%, housing costs here absorb a very significant share of a typical resident's income, which reflects London's general affordability squeeze rather than anything unique to this neighbourhood.
Almost a third of households here are in social housing — a notably high figure for a London neighbourhood — while around 41% own their home. The private rented sector is relatively small at roughly a quarter of households. That tenure mix points to a community that's more stable and long-established than many parts of outer London, with less of the churn you'd see in areas dominated by young renters.
Getting into central London is straightforward: the nearest mainline rail station is roughly 1.7 km away, and the public-transport journey to a major employment hub takes just over 21 minutes. Nearly half of residents commute by car, though, which suggests the rail links aren't the whole picture for everyday life here. For more on the streets and sub-areas, see the breakdown below.
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Frequently asked
- Is Hillingdon 026 a nice place to live?
- It depends on what you're after. It's a stable, family-oriented suburb with affordable rents by London standards and strong broadband. The trade-off is a high crime rate relative to the UK average, below-average Ofsted ratings for nearby schools, and a rent-to-income ratio of around 74% — meaning housing still takes a large bite of take-home pay despite the lower price point.
- What is the rent in Hillingdon 026?
- A one-bedroom home runs around £1,235 a month, a two-bedroom about £1,565, and a three-bedroom closer to £1,884. These are estimated figures scaled from council-level data using local sale prices. Rents rose roughly 1.8% over the past year.
- Is Hillingdon 026 safe?
- The recorded crime rate is around 205 incidents per 1,000 residents a year — well above the UK national average of roughly 80, though London-wide figures are generally higher than the rest of England. The neighbourhood sits in deprivation decile 3, which typically correlates with elevated crime rates. It's worth checking specific street-level data before committing.
- What's the commute from Hillingdon 026 to central London?
- The nearest mainline rail station is about 1.7 km away, and the public-transport journey to a major London employment hub takes just over 21 minutes. Around 46% of residents commute by car, so road access matters too. About 20% work from home.
- Who lives in Hillingdon 026?
- Predominantly families — over a quarter of residents are under 18, one of the higher shares in outer London. About 41% own their home, nearly 33% are in social housing, and just under a quarter rent privately. Just over half were born in the UK, and the community is ethnically diverse.
- What schools are near Hillingdon 026?
- There are 112 schools within 2 km, so there's no shortage of options. Around 30% are rated Good or Outstanding by Ofsted. The nearest Outstanding school is approximately 1.8 km away. Parents should check individual Ofsted reports rather than relying on area averages.