Hayes area report

Highlights

Hayes is a densely populated neighbourhood in London with a population of 25,586. The median house price stands at £451,210, with 334 sales in the past 12 months and prices rising 8.4% over five years. Flats are the most common property type, with a median of £340,500. The area is diverse, with Asian residents comprising 50.4% of the population and a median age of 34.1 years. Owner-occupied homes account for 37.7% of housing, while private rental makes up 36.3%. About 25% of neighbourhoods in England are more deprived than Hayes. In terms of education, 33.4% of residents aged 16 and over hold Level 4 qualifications or above. Air quality is moderate, with nitrogen dioxide and particulate matter within moderate bands. Broadband connectivity is strong, with 93.5% gigabit-capable coverage. The area falls within London Borough of Hillingdon's planning jurisdiction, with 7 conservation areas and 10 listed buildings. Council tax band D is £2,045.46 for 2026/27.

Data updated 2026/2025. Hayes, London — a free, sourced local-area report from Acreright. Every figure shows its source and date; where the data isn't reliable we say so rather than guess.

This district. Figures below lead with Hayes’s own data where it exists; wider-area statistics are clearly labelled.

Within London, Hayes ranks 12th cheapest of 33, 19th safest and 18th most affordable.

What does it cost?

• £451,210 median home price (HM Land Registry Price Paid, May 2026) Across this district

Sold prices in Hayes have risen 8% over the last five years (UK House Price Index).

Who lives here?

• 25,586 residents (ONS Census 2021 (Nomis), 2021) Across this district

About 25% of neighbourhoods in England are more deprived than Hayes (English Indices of Deprivation, decile 3 of 10, national basis). Little changed since 2019 (decile 4).

Schools

• 91% of inspected schools rated Good or Outstanding (Get Information About Schools (GIAS) + Ofsted inspections MI, 2026) Across this district

Getting around

• 94% of premises can get gigabit broadband (Ofcom Connected Nations, 2024) Across this district

Has it been a good investment?

Investment context: a gross rental yield of about 5.1% (area median rent against the median sold price) — appraise a specific property at /appraisal/hayes.

Compare every area in London: London area guide & rankings.

Nearby areas we cover: Hayes End, Harlington, Gould's Green.