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Neighbourhood profile
Hayes Town
Hillingdon, London
PocketsHayes Town & Lake Farm (Coldharbour Lane · Grand Union Canal · Minet Country Park · Botwell Lane · The Park · Lake Farm Country Park)Hayes SouthHayes Town North
Hayes Town sits in the south-east of the London Borough of Hillingdon, around Hayes and Harlington station. The area is historically part of the old hamlet of Botwell — the name means 'healing well' — and the Grand Union Canal, which arrived in 1794, brought brickmaking and later the Nestle and EMI factories that defined the 20th-century town. Today 'Hayes Town' is the name now applied to what used to be called Botwell. There are six listed buildings including the Grade II Whitehall, the Grade II Botwell House and the Grade II Benlow Works. Minet Country Park just beyond the ward edge covers 41.8 hectares, with total ward green cover at 62 hectares. Transport has been transformed by the Elizabeth line: Hayes and Harlington now gives direct services to Paddington, Bond Street and Canary Wharf. Around 188 food venues pack the high street. The drawbacks are real. Safety scores are well below the London median, air-quality is poor from the Uxbridge Road, only one Ofsted-outstanding school sits nearby, and heritage scores are modest with just 4.5 percent conservation-area cover.
- Strongest71Nature Access
Strong access to green space and waterways
- Also strong56Property prices & growth
Strong combination of affordability, price momentum and turnover
- Watch out7Area development
Little recent major-development activity
At a glance
- Moderate public-transport access
- 6 listed buildings
- 4.5% covered by a conservation area
- 1 school rated Outstanding by Ofsted within 1 km
- Largest green space: Minet Country Park (41.8 hectares)
- 215 open venues (183 food and drink, 32 other)
8 pockets across 3 named areas · coloured by overall score.See on full map ↗
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Hayes was originally five villages — Botwell, Hayes Town, Hayes End, Wood End and Yeading — and by 1924 Botwell was described as the modern shopping and residential area of Hayes, with 766 council houses built there between 1919 and 1924.
Hayes Town, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
56Better than 68% of London
How scores work - Purchase affordability70
- Rent affordability70
- Price momentum (5yr)54
- Activity (turnover)40
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Hayes Town: 45 sales recorded (2025)32-yr price trend £—
Safety
28Better than 11% of London
- Personal safety33
- Property crime26
- Anti-social behaviour24
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Hayes Town: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
43Better than 47% of London
Median public-transport access is moderate (TfL PTAL 3.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Hayes Town: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
45Better than 45% of London
- Air quality57
- Quietness28
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
26Better than 58% of London
- Nightlife7
- Dining29
- Arts & culture0
- Retail & shops21
- Sports & recreation0
- Independent scene50
- Vitality (openings, diversity)63
215 open venues nearby — 183 food & drink, 32 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Hayes Town: the mix behind 215 open venues—% independent
Education
46Better than 16% of London
- Primary schools44
- Secondary schools48
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Hayes Town: 4 schools, each with its inspection record
Heritage
13Better than 30% of London
6 listed buildings · 5% under a conservation area
- WhitehallGrade II
- Benlow WorksGrade II
- Botwell HouseGrade II
From Historic England's National Heritage List for England.
Nature Access
71Better than 78% of London
- Green spaces86
- Waterways55
Largest green space: Minet Country Park (42 ha). ~62 ha of green space in total.
Area development
7Better than 65% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Hayes Town
For Hayes Town: 45 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min4 schools' inspection records215 venues mapped
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What's changing in Hayes Town
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Hayes Town, quick answers
- Is Hayes Town safe?
- Hayes Town scores 28 for safety, based on street-level recorded crime (police.uk) — recording more crime than most London wards. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Hayes Town a good place to live?
- Hayes Town scores 37 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are nature access (71) and property prices & growth (56); its weakest is area development (7). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Hayes Town?
- Moderate public-transport access: Transport for London rates the typical spot in Hayes Town 3 on its 0–8 public-transport access scale, which puts the ward at 43 for connectivity relative to the rest of London.
- Is Hayes Town expensive to buy in?
- Relative to the rest of London, Hayes Town is mid-priced by London standards: its purchase-affordability score is 14/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Hayes Town?
- Hayes Town scores 46 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 1 school within a kilometre holds an Outstanding rating.
Where else to look
Wards with a similar profile
- Pinkwell · Hillingdon
- Cranford · Hounslow
- Central Greenford · Ealing
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