Willow Tree Lane, Hayes, UB4 9BD

People

Gender

In the UK, the overall gender distribution is approximately 49% male and 51% female. The area surrounding UB4 9BD has a slightly higher male population, with 50.7% of residents being male. Several factors can contribute to this, including areas with industries or sectors that predominantly employ men, proximity to universities or technical schools with a higher enrollment of male students, presence of all-male or predominantly male institutions (military academies, boarding schools).

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Female	50%	49.3%	-0.7%	51.0%	-1.7%
Male	50%	50.7%	0.7%	49.0%	1.7%

Partnership Status

Across the UK, the average relationship status breakdown is roughly 44% married, 38% single, 9% divorced, 6% widowed, and 2% separated.

In the immediate vicinity of UB4 9BD there is a very large concentration of residents that are married - 57.5% of the resident population. In contrast, the average marriage rate across the census is about 44%.

Areas with a high percentage of married residents are typically suburban neighborhoods, towns with good schools and family-friendly amenities, and regions with affordable, spacious housing options. Additionally, such areas can be popular among retirees.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Single	35.4%	30%	-5.4%	37.9%	-7.9%
Married: Opposite sex	49.5%	57.5%	8.0%	44.2%	13.3%
Married: Same sex	0.3%	0%	-0.3%	0.3%	-0.3%
Separated	5.6%	1.9%	-3.7%	2.2%	-0.3%
Divorced	4.9%	7.5%	2.6%	9.1%	-1.6%
Widowed	4.3%	3.1%	-1.2%	6.1%	-3.0%

Health

Across the UK, the average 48.4% rated their health as Very Good, 33.6% as Good, 12.7% as Fair, 4% as Bad, and 1.2% as Very Bad.

Population age significantly impacts residents' health. Additionally, socioeconomic status plays a crucial role: higher income levels and lower poverty rates are linked to better health outcomes. Affluent areas benefit from higher living standards, access to private healthcare, and healthier lifestyle choices.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Very good health	51.9%	51.8%	-0.1%	48.4%	3.4%
Good health	29%	32%	3.0%	33.6%	-1.6%
Fair health	12.4%	10.4%	-2.0%	12.7%	-2.3%
Bad health	5.2%	4.4%	-0.8%	4.0%	0.4%
Very bad health	1.4%	1.4%	0.0%	1.2%	0.2%

Education and Qualifications

During the 2021 census, the educational qualifications of residents across the UK were as follows: 18.2% had no qualifications, 9.6% had 1-4 GCSEs, 13.4% had 5 or more GCSEs and 1-2 A/AS Levels, 16.9% had 2 or more A Levels, 33.8% held a degree (or equivalent), and 5.4% had completed an apprenticeship.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
No qualifications	23.9%	25.2%	1.3%	18.2%	7.0%
1-4 GCSEs or Equivalent	15.4%	9.3%	-6.1%	9.6%	-0.3%
5 or more GCSEs, an A-Level or 1-2 AS Levels	9.2%	9%	-0.2%	13.4%	-4.4%
Apprenticeship	2.3%	13.4%	11.1%	5.3%	8.1%
HNC, HND or 2+ A Levels	6.6%	13.1%	6.5%	16.9%	-3.8%
Degree or Similar	25.9%	25.5%	-0.4%	33.8%	-8.3%
Other	16.7%	4.4%	-12.3%	2.8%	1.6%

Culture

Ethnic Group

In this area, the population is more ethnically diverse compared to the UK average. While 28.5% of the residents identify as white, which is lower than the UK average of 81.4%, there are significant representations of other ethnic groups.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Bangladeshi	0.2%	2.3%	2.1%	1.1%	1.2%
Chinese	4.5%	1.9%	-2.6%	0.7%	1.2%
Indian	22.4%	17.4%	-5.0%	3.1%	14.3%
Pakistani	5%	5.3%	0.3%	2.7%	2.6%
Other Asian	10.2%	21.5%	11.3%	1.6%	19.9%
Black African	11%	6.5%	-4.5%	2.5%	4.0%
Black Caribbean	2.6%	4.6%	2.0%	1.0%	3.6%
Other Black	8.1%	0.9%	-7.2%	0.5%	0.4%
Mixed White and Asian	0.2%	1.6%	1.4%	0.8%	0.8%
Mixed White and African	2.6%	0.5%	-2.1%	0.4%	0.1%
Mixed White and Caribbean	1%	1.2%	0.2%	0.9%	0.3%
Mixed Other	1.2%	0.5%	-0.7%	0.8%	-0.3%
White	26.4%	28.5%	2.1%	81.4%	-52.9%
Gypsy or Irish Traveller	0%	0.2%	0.2%	0.1%	0.1%
Roma	0%	0.5%	0.5%	0.2%	0.3%
Arab	1.7%	0%	-1.7%	0.6%	-0.6%
Other	2.9%	6.7%	3.8%	1.6%	5.1%

Country of Birth

In this area, just 44% of residents were born in the United Kingdom, meaning that the majority of residents originate from outside the UK.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
United Kingdom	53.3%	44%	-9.3%	83.2%	-39.2%
European Union	4.3%	15.1%	10.8%	6.1%	9.0%
Rest of Europe	0.5%	1.4%	0.9%	0.8%	0.6%
Africa	14.5%	6.3%	-8.2%	2.7%	3.6%
Middle East and Asia	26.7%	31.9%	5.2%	5.6%	26.3%
The Americas and the Caribbean	0.7%	1.4%	0.7%	1.3%	0.1%

Length of Residence

In this area majority of residents originate from outside the UK. Only 44% of residents were born in the United Kingdom. 31.9% of residents have lived in the UK for 10 years or more.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Born in the UK	52.6%	43.6%	-9.0%	83.2%	-39.6%
10+ Years	4%	31.9%	27.9%	9.8%	22.1%
5-10 Years	6.4%	11.5%	5.1%	2.9%	8.6%
2-5 Years	15.5%	4.4%	-11.1%	2.2%	2.2%
Less than 2 years	21.4%	8.5%	-12.9%	1.9%	6.6%

Passport Held

	2021	UK Average	postcode vs UK (pp)
United Kingdom	58.6%	76.7%	-18.1%
Ireland	1.6%	0.6%	1.0%
Italy	0.2%	0.6%	-0.4%
Portugal	8.4%	0.5%	7.9%
Poland	9.5%	1.3%	8.2%
Romania	0.9%	0.9%	0.0%
Other EU countries	2.3%	1.5%	0.8%
Other Europe	0.5%	0.2%	0.3%
Central and Western Africa	0.2%	0.3%	-0.1%
South and Eastern Africa	0.2%	0.2%	0.0%
Eastern Asia	0.2%	0.3%	-0.1%
Southern Asia	9.1%	1.2%	7.9%
North America and the Caribbean	0.2%	0.3%	-0.1%
No passport held	7.9%	13.5%	-5.6%

Religion

	2021	UK Average	postcode vs UK (pp)
No religion	11.3%	37.2%	-25.9%
Christian	29.3%	46.2%	-16.9%
Buddhist	1.2%	0.5%	0.7%
Hindu	21.9%	1.7%	20.2%
Jewish	0.2%	0.5%	-0.3%
Muslim	17.7%	6.5%	11.2%
Sikh	13.1%	0.9%	12.2%
Not answered	5.3%	6.0%	-0.7%

Safety

Is Willow Tree Lane Street dangerous?

Over the last 12 months, the overall crime rate around Willow Tree Lane was 189.2 per 1,000 residents, which is 122.0% higher than the Belmore average. The most reported crime type was Anti-social behaviour.

Willow Tree Lane has the 14th highest crime rate of 114 local areas in Belmore and the 90th highest crime rate of 801 local areas in Hillingdon .

Violent and sexual offences accounted for around 58.2 crimes per 1,000 residents and have been rising year on year. Over the last decade, overall crime has fallen by about -70.5%.

🔎 See full breakdown of local crime, hotspots & trends

Affluence

Household Income

Households in this area have a slightly higher level of wealth to the average household in England and Wales. 62% of analyzed areas in England and Wales have lower average household annual income than this area.

Average Household Income
£48,100

Income Rank
7/10

Household Income in UB4 9BD, Local Authority and Region

Deprivation

Index of Multiple Deprivation (IMD) - 8/10 (high )
Indices of multiple deprivation (IMD) is used to classify the relative deprivation (a measure of poverty) of the area. It considers the following domains:
Income Deprivation Domain - 9/10 (very high )
The Income Deprivation Domain measures the percentage of people in the population who are experiencing poverty due to having a low income. It includes both those who are unemployed and those who are employed but earn very little (and who satisfy the respective means tests).
Employment Deprivation Domain - 8/10 (high )
The Employment Deprivation Domain measures the proportion of the working-age population in an area involuntarily excluded from the labour market. This includes people who would like to work but are unable to do so due to unemployment, sickness or disability, or caring responsibilities.
Education, Skills and Training Domain - 7/10 (above average )
The Education, Skills, and Training Deprivation Domain measures the lack of education and skills in a local area. It has two parts: one for children and young people, and one for adults. The part for children and young people looks at their school achievements ('flow'), while the part for adults looks at the number of adults without qualifications ('stock').
Health Deprivation and Disability Domain - 5/10 (average )
The Health Deprivation and Disability Domain measures the risk of early death and poor quality of life due to bad physical or mental health. It looks at illness, disability, and early death, but not at behaviors or environments that might affect future health.
Crime Domain - 10/10 (very high )
The Crime Domain measures the risk of people and property being victims of crime in a local area.
Barriers to Housing and Services Domain - 9/10 (very high )
The Barriers to Housing and Services Domain measures how easy or hard it is to access housing and local services. It has two parts: one looks at how close local services are, and the other looks at issues like how affordable housing is.
Living Environment Deprivation Domain - 6/10 (average )
The Living Environment Deprivation Domain measures the quality of the local environment. It has two parts: the "indoors" part looks at housing quality, and the "outdoors" part looks at air quality and road traffic accidents.
Income Deprivation Affecting Children Index (IDACI) - 8/10 (high )
The Income Deprivation Affecting Children Index (IDACI) measures how many children aged 0 to 15 live in low-income families. It is part of the Income Deprivation Domain, which looks at how many people in an area have low incomes. This includes both those who are unemployed and those who work but earn very little (and who satisfy the respective means tests).
Income Deprivation Affecting Older People Index (IDAOPI) - 9/10 (very high )
The Income Deprivation Affecting Older People Index (IDAOPI) measures the percentage of people aged 60 or older who have low income. It is part of the Income Deprivation Domain, which looks at how many people in an area have low income, including both unemployed people and those with low-paying jobs (and who satisfy the respective means tests).

Property Prices

Average property prices on Willow Tree Lane are based on 210 property sales since the beginning of 1995. Estimated property prices are calculated by adjusting the last sale price by current House Price Index for Hillingdon.
StreetScan downloads house price data directly from the HM Land Registry and uses it to create these statistics.

House Prices for Willow Tree Lane, Hayes, UB4 9BD

Estimated Average Property Prices for UB4 9BD

Average Price
£279,693

Semi-Detached
£385,753

Terraced
£399,259

Detached
no sales

Flats/Maisonettes
£258,848

Other
no sales

Estimated Average Property Prices for Willow Tree Lane

Average Price
£340,250

Semi-Detached
£461,045

Terraced
£463,609

Detached
£439,757

Flats/Maisonettes
£244,581

Other
£808,469

Property Prices Comparison

Latest Property Sales on Willow Tree LaneStreet

Address	Sale Price	Sale Date	Price Estimate 2025
62 Willow Tree Lane, Hayes, Greater London Flats/Maisonettes, an established residential building	£295,000	2025-02-20	£302,080
48 Willow Tree Lane, Hayes, Greater London Flats/Maisonettes, an established residential building	£241,000	2022-01-06	£260,046
62 Willow Tree Lane, Hayes, Greater London Flats/Maisonettes, an established residential building	£236,000	2021-09-30	£255,729
62A Willow Tree Lane, Hayes, Greater London Flats/Maisonettes, an established residential building	£255,000	2019-12-04	£285,377
52A Willow Tree Lane, Hayes, Greater London Flats/Maisonettes, an established residential building	£108,000	2017-08-15	£113,778

View All Property Sales and Other Statistics for UB4 9BD

Employment

UB4 9BD area has a very high level of entrepreneurship. Only 12% of streets have higher percent of entrepreneur residents. 14% of population in this area is self-employed, while the average in the UK is 9.7%. High number of entrepreneurs usually leads to relatively high economic growth, higher paid jobs and better quality of life in the area.

UB4 9BD area has a high unemployment rate. According to Census 2021, 8% residents of this area were unemployed, while the average in the UK was 4.83%. High levels of unemployment lead to more frequent crime and reduce the quality of life in this area.

Economic Activity

Full-Time Employee	83
Part-Time Employee	48
Self-Employed	46
Retired	38
Looking after home or family	31
Other	25
Unemployed	25
Student (economically inactive)	18
Long-Term Sick or disabled	7
Full-Time Student (with or without job)	5

Employment Industry

Wholesale and retail trade; repair of motor vehicles and motor cycles	44
Transport and storage	24
Construction	16
Accommodation and food service activities	14
Education	13
Administrative and support service activities	12
Manufacturing	12
Human health and social work activities	10
Information and communication	5
Financial and insurance activities	5
Public administration and defence; compulsory social security	4
Other	3
Real estate activities	3
Professional, scientific and technical activities	2

Schools

Nursery

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Grove House Nursery School & Children's Centre 77a North Road , North Road UB1 2JG	4out of 4	2,690 yd	Local authority nursery school	Yes	Mixed	More About School
McMillan Early Childhood Centre Judge Heath Lane , UB3 2PD	4out of 4	3,151 yd	Local authority nursery school	Yes	Mixed	More About School
Greenfields Nursery School and Children's Centre Recreation Road , UB2 5PF	4out of 4	3,699 yd	Local authority nursery school	Yes	Mixed	More About School

Primary

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Brookside Primary School Perth Avenue , UB4 9LW	3out of 4	463 yd	Academy sponsor led	Yes	Mixed	More About School
Belmore Primary Academy Belmore Primary Academy , UB4 9LF	3out of 4	562 yd	Academy sponsor led	Yes	Mixed	More About School
Yeading Junior School Carlyon Road , UB4 0NR	3out of 4	620 yd	Community school	No	Mixed	More About School
Yeading Infant and Nursery School Carlyon Road , Yeading Lane UB4 0NR	4out of 4	682 yd	Community school	Yes	Mixed	More About School
Viking Primary School Radcliffe Way , UB5 6HW	3out of 4	840 yd	Community school	Yes	Mixed	More About School

Secondary

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Barnhill Community High School Yeading Lane , UB4 9LE	3out of 4	348 yd	Academy converter	Not Applicable	Mixed	More About School
Greenford High School Lady Margaret Road , UB1 2GU	4out of 4	2,218 yd	Foundation school	No	Mixed	More About School
Parkside Studio College Wood End Green Road , UB3 2SE	2out of 4	2,489 yd	Studio schools	No	Mixed	More About School
Rosedale College Wood End Green Road , UB3 2SE	3out of 4	2,493 yd	Academy converter	Not Applicable	Mixed	More About School
Dormers Wells High School Dormers Wells Lane , UB1 3HZ	3out of 4	2,654 yd	Academy converter	No	Mixed	More About School

All-through

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Alec Reed Academy Bengarth Road , UB5 5LQ	3out of 4	2,283 yd	Academy sponsor led	Yes	Mixed	More About School
Guru Nanak Sikh Academy Springfield Road , UB4 0LT	3out of 4	2,297 yd	Academy converter	Yes	Mixed	More About School

Not applicable

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
The Willows School Stipularis Drive , UB4 9QB	3out of 4	824 yd	Academy special converter	No	Mixed	More About School
Hedgewood School Weymouth Road , UB4 8NF	3out of 4	2,182 yd	Community special school	Not Applicable	Mixed	More About School
John Chilton School Bengarth Road , UB5 5LD	3out of 4	2,285 yd	Community special school	No	Mixed	More About School
Acorn House College 39-47 High Street , UB1 3HF	- not rated	2,744 yd	Other independent school	No	Mixed	More About School
Belvue School Rowdell Road , UB5 6AG	3out of 4	2,857 yd	Community special school	Not Applicable	Mixed	More About School

School statistics for this postcode are based on Ofsted rankings.

Food and Drink

Restaurants, Cafes, Canteens

Business Name	Address	Distance
Biryani Shack Ltd	260 Yeading Lane	200 yd
GT Road	262-264 Yeading Lane	200 yd
TSK Perfect Chicken	260 Yeading Lane	200 yd
Millennium Tandoori	249 Yeading Lane	210 yd
AROMA	The Industry Ph, 171 Yeading Lane	421 yd

Pubs, Bars, Nightclubs

Business Name	Address	Distance
Walnut Tree	The Walnut Tree Public House, 115 Willow Tree Lane	237 yd
Barnhill Community Centre	Barnhill Community Centre, Ayles Road	928 yd
Yeading Community Centre	Yeading Community Centre, 2 Ditchfield Road	1,011 yd

Takeaway, Sandwich Shops

Business Name	Address	Distance
Taj Mahal, Royal Indian Take-Away	4 Willow Tree Lane	117 yd
Ocean City	248 Yeading Lane	200 yd
Virginia Chicken and Ribs	266b Yeading Lane	200 yd
Tennessee Express 3	11 Welbeck Court, Welbeck Avenue	803 yd
Jolly's Fish Bar	4 The Willow District Centre, Jollys Lane	823 yd

Supermarkets, Hypermarkets

Business Name	Address	Distance
Tesco	Tesco Extra, Glencoe Road	935 yd
Co-Operative	491 Yeading Lane, Northolt	1,014 yd
Lidl	461 Ruislip Road, Northolt	1,069 yd

Sport

Facility Name	Sport Objects	Distance
Barnhill Community High School YEADING LANE	artificial grass pitch, grass pitches	432 yd
Brookside Primary School PERTH AVENUE	grass pitches	457 yd
Yeading Junior School CARLYON ROAD	grass pitches	617 yd
Belmore Primary Academy OWEN ROAD	grass pitches	673 yd
Viking Primary School RADCLIFFE WAY	grass pitches	762 yd
Brookside (Closed) Brookside Road	grass pitches	1,083 yd

Broadband

Technology Aviability

Percentage of premises that have Superfast Broadband (30Mbit/s or greater) coverage from fixed broadband	100.0%
Percentage of premises that have Ultrafast Broadband (100Mbit/s or greater) coverage from fixed broadband	100.0%
Percentage of premises that have Ultrafast Broadband (300Mbit/s or greater) coverage from fixed broadband	100.0%
Percentage of premises that have coverage from a Gigabit capable service from fixed broadband	100.0%

Speed Aviability

Percentage of premises unable to receive 2Mbit/s	0.0%
Percentage of premises unable to receive 5Mbit/s	0.0%
Percentage of premises unable to receive 10Mbit/s	0.0%
Percentage of premises unable to receive 30Mbit/s	0.0%

Download Speed

Median download speed	80 Mbit/s
Average download speed	164.1 Mbit/s
Minimum download speed	1000 Mbit/s
Maximum download speed	1000 Mbit/s

Upload Speed

Median upload speed	20 Mbit/s
Average upload speed	19.9 Mbit/s
Maximum upload speed	50 Mbit/s

Broadband statistics are based on Ofcom's Communications Market Report (CMR) 2022.

Overview of UB4 9BD