Willow Tree Lane, Hayes, UB4 9BL

People

Gender

In the UK, the overall gender distribution is approximately 49% male and 51% female. The local area around UB4 9BL is generally consistent with those figures, having a male population of 49.6%.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Female	48.4%	50.4%	2.0%	51.0%	-0.6%
Male	51.6%	49.6%	-2.0%	49.0%	0.6%

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 9BL there is a very large concentration of residents that are married - 51.4% 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	33.1%	36.2%	3.1%	37.9%	-1.7%
Married: Opposite sex	48.6%	51.4%	2.8%	44.2%	7.2%
Married: Same sex	0.7%	0%	-0.7%	0.3%	-0.3%
Separated	3.6%	1.2%	-2.4%	2.2%	-1.0%
Divorced	8.3%	5.9%	-2.4%	9.1%	-3.2%
Widowed	5.8%	5.3%	-0.5%	6.1%	-0.8%

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.

This area has a high percentage of residents reporting their health as Good or Very Good (87.4%) compared to the average (82%). This typically indicates either a younger population or more affluent area.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
Very good health	45.7%	51.4%	5.7%	48.4%	3.0%
Good health	38.6%	36%	-2.6%	33.6%	2.4%
Fair health	11.4%	10.4%	-1.0%	12.7%	-2.3%
Bad health	2.7%	1.9%	-0.8%	4.0%	-2.1%
Very bad health	1.6%	0.2%	-1.4%	1.2%	-1.0%

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.

In the area around UB4 9BL this area, 28.3% of residents have no qualifications. This is significantly higher than the UK average of 18.2%.

	2011	2021	10y change (pp)	UK Average	postcode vs UK (pp)
No qualifications	22.7%	28.3%	5.6%	18.2%	10.1%
1-4 GCSEs or Equivalent	14%	9%	-5.0%	9.6%	-0.6%
5 or more GCSEs, an A-Level or 1-2 AS Levels	13.7%	8.4%	-5.3%	13.4%	-5.0%
Apprenticeship	3.2%	4.7%	1.5%	5.3%	-0.6%
HNC, HND or 2+ A Levels	8.3%	12.1%	3.8%	16.9%	-4.8%
Degree or Similar	23.4%	32.6%	9.2%	33.8%	-1.2%
Other	14.7%	5%	-9.7%	2.8%	2.2%

Culture

Ethnic Group

In this area, the population is more ethnically diverse compared to the UK average. While 20.1% 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	2.7%	1.5%	-1.2%	1.1%	0.4%
Chinese	0.5%	0.7%	0.2%	0.7%	0.0%
Indian	21.5%	31.6%	10.1%	3.1%	28.5%
Pakistani	7.3%	4.1%	-3.2%	2.7%	1.4%
Other Asian	13.9%	15.3%	1.4%	1.6%	13.7%
Black African	3.5%	6.3%	2.8%	2.5%	3.8%
Black Caribbean	6.3%	2.2%	-4.1%	1.0%	1.2%
Other Black	0.8%	1.5%	0.7%	0.5%	1.0%
Mixed White and Asian	2.7%	0.5%	-2.2%	0.8%	-0.3%
Mixed White and African	0.3%	0.5%	0.2%	0.4%	0.1%
Mixed White and Caribbean	1.4%	0.5%	-0.9%	0.9%	-0.4%
Mixed Other	1.4%	0.7%	-0.7%	0.8%	-0.1%
White	34.8%	20.1%	-14.7%	81.4%	-61.3%
Roma	0%	0.5%	0.5%	0.2%	0.3%
Arab	0%	6.3%	6.3%	0.6%	5.7%
Other	3%	7.8%	4.8%	1.6%	6.2%

Country of Birth

In this area, just 45.7% 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	62.5%	45.7%	-16.8%	83.2%	-37.5%
European Union	6.8%	10.2%	3.4%	6.1%	4.1%
Africa	6.3%	7.8%	1.5%	2.7%	5.1%
Middle East and Asia	21.2%	36%	14.8%	5.6%	30.4%
The Americas and the Caribbean	2.7%	0%	-2.7%	1.3%	-1.3%
Oceania	0.5%	0.2%	-0.3%	0.3%	-0.1%

Length of Residence

In this area majority of residents originate from outside the UK. Only 45.7% of residents were born in the United Kingdom. 36% 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	60.6%	45.7%	-14.9%	83.2%	-37.5%
10+ Years	1.9%	36%	34.1%	9.8%	26.2%
5-10 Years	5.7%	9.2%	3.5%	2.9%	6.3%
2-5 Years	9%	5.8%	-3.2%	2.2%	3.6%
Less than 2 years	22.8%	3.2%	-19.6%	1.9%	1.3%

Passport Held

	2021	UK Average	postcode vs UK (pp)
United Kingdom	64.2%	76.7%	-12.5%
Ireland	2.2%	0.6%	1.6%
Germany	2.9%	0.2%	2.7%
Italy	1.2%	0.6%	0.6%
Portugal	3.4%	0.5%	2.9%
Lithuania	0.5%	0.3%	0.2%
Poland	3.4%	1.3%	2.1%
Romania	1.2%	0.9%	0.3%
Other EU countries	1.7%	1.5%	0.2%
Other Europe	0.7%	0.2%	0.5%
North Africa	0.2%	0.1%	0.1%
South and Eastern Africa	0.2%	0.2%	0.0%
Southern Asia	10.8%	1.2%	9.6%
South-East Asia	0.7%	0.2%	0.5%
No passport held	6.7%	13.5%	-6.8%

Religion

	2021	UK Average	postcode vs UK (pp)
No religion	5.8%	37.2%	-31.4%
Christian	30.3%	46.2%	-15.9%
Buddhist	0.5%	0.5%	0.0%
Hindu	16.7%	1.7%	15.0%
Muslim	18.9%	6.5%	12.4%
Sikh	26.4%	0.9%	25.5%
Other religion	0.2%	0.6%	-0.4%
Not answered	1.2%	6.0%	-4.8%

Safety

Is Willow Tree Lane Street dangerous?

Over the last 12 months, the overall crime rate around Willow Tree Lane was 85.3 per 1,000 residents, which is 6.1% lower than the Belmore average. The most reported crime type was Violence and sexual offences.

Willow Tree Lane has the 56th lowest crime rate of 114 local areas in Belmore and the 347th highest crime rate of 790 local areas in Hillingdon .

Violent and sexual offences accounted for around 39.4 crimes per 1,000 residents and have been rising year on year. Over the last decade, overall crime has fallen by about -43.8%.

🔎 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 9BL, 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 - 8/10 (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 - 4/10 (below 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 - 7/10 (above 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) - 9/10 (very 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) - 7/10 (above average )
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 9BL

Estimated Average Property Prices for UB4 9BL

Average Price
£400,227

Semi-Detached
£487,838

Terraced
£456,918

Detached
£462,010

Flats/Maisonettes
£202,663

Other
£1,429,336

Estimated Average Property Prices for Willow Tree Lane

Average Price
£332,555

Semi-Detached
£464,231

Terraced
£468,767

Detached
£441,534

Flats/Maisonettes
£231,502

Other
£765,046

Property Prices Comparison

Latest Property Sales on Willow Tree LaneStreet

Address	Sale Price	Sale Date	Price Estimate 2025
110 Willow Tree Lane, Hayes, Greater London Terraced, an established residential building	£344,000	2024-07-16	£365,545
96 Willow Tree Lane, Hayes, Greater London Terraced, an established residential building	£510,000	2024-06-21	£547,081
84 Willow Tree Lane, Hayes, Greater London Semi-Detached, an established residential building	£457,000	2024-01-18	£484,999
86A Willow Tree Lane, Hayes, Greater London Detached, an established residential building	£470,000	2023-01-20	£469,530
95 Willow Tree Lane, Hayes, Greater London Other, an established residential building	£1,067,700	2022-12-21	£1,019,940

View All Property Sales and Other Statistics for UB4 9BL

Employment

UB4 9BL area has a very high level of entrepreneurship. Only 14% 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.

Economic Activity

Full-Time Employee	105
Self-Employed	44
Part-Time Employee	39
Retired	37
Looking after home or family	25
Student (economically inactive)	20
Unemployed	18
Other	16
Full-Time Student (with or without job)	11
Long-Term Sick or disabled	7

Employment Industry

Wholesale and retail trade; repair of motor vehicles and motor cycles	33
Transport and storage	20
Manufacturing	16
Human health and social work activities	15
Construction	14
Education	12
Professional, scientific and technical activities	12
Public administration and defence; compulsory social security	10
Accommodation and food service activities	9
Information and communication	9
Administrative and support service activities	9
Other	7
Real estate activities	3
Financial and insurance activities	2
Agriculture, forestry and fishing	2

Schools

Nursery

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Allenby Nursery School Allenby Road , UB1 2HX	- not rated	2,281 yd	Local authority nursery school	Not Applicable	Mixed	More About School
Grove House Nursery School & Children's Centre 77a North Road , North Road UB1 2JG	4out of 4	2,342 yd	Local authority nursery school	Yes	Mixed	More About School
McMillan Nursery School Judge Heath Lane , UB3 2PD	3out of 4	3,422 yd	Local authority nursery school	Yes	Mixed	More About School
Glebe Nursery School Western Road , UB2 5JT	- not rated	3,427 yd	Local authority nursery school	Not Applicable	Mixed	More About School
Greenfields Nursery School and Children's Centre Recreation Road , UB2 5PF	4out of 4	3,492 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	- not rated	524 yd	Community school	No	Mixed	More About School
Brookside Primary School Perth Avenue , UB4 9LW	3out of 4	524 yd	Academy sponsor led	Yes	Mixed	More About School
Yeading Junior School Carlyon Road , UB4 0NR	3out of 4	596 yd	Community school	No	Mixed	More About School
Yeading Infant and Nursery School Carlyon Road , Yeading Lane UB4 0NR	4out of 4	640 yd	Community school	Yes	Mixed	More About School
Viking Primary School Radcliffe Way , UB5 6HW	3out of 4	863 yd	Community school	Yes	Mixed	More About School

Middle deemed primary

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Viking Middle School Radcliffe Way , Yeading Lane UB5 6HW	- not rated	863 yd	Community school	Not Applicable	Mixed	More About School
Durdans Park Middle School King George's Drive , Off Lady Margaret Road UB1 2PQ	- not rated	1,397 yd	Community school	Not Applicable	Mixed	More About School
Tudor Middle School Tudor Road , UB1 1NX	- not rated	1,702 yd	Community school	Not Applicable	Mixed	More About School
Gifford Middle School Greenhill Gardens , UB5 6BU	- not rated	1,924 yd	Community school	Not Applicable	Mixed	More About School
Lady Margaret Middle School Lady Margaret Road , UB1 2HN	- not rated	2,269 yd	Community school	Not Applicable	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	- not rated	617 yd	Foundation school	Not Applicable	Mixed	More About School
Barnhill Community High School Yeading Lane , UB4 9LE	4out of 4	617 yd	Academy converter	Not Applicable	Mixed	More About School
Barnhill School Owen Road , UB4 9LD	- not rated	1,094 yd	Community school	Not Applicable	Mixed	More About School
Greenford High School Lady Margaret Road , UB1 2GU	3out of 4	1,920 yd	Foundation school	No	Mixed	More About School
Guru Nanak Sikh Voluntary Aided Secondary School Springfield Road , UB4 0LT	- not rated	2,176 yd	Voluntary aided school	Not Applicable	Mixed	More About School

All-through

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Guru Nanak Sikh Academy Springfield Road , UB4 0LT	3out of 4	2,176 yd	Academy converter	Yes	Mixed	More About School
Alec Reed Academy Bengarth Road , UB5 5LQ	3out of 4	2,252 yd	Academy sponsor led	Yes	Mixed	More About School

Not applicable

	Ofsted Overall Effectiveness	Distance	Establishment Type	Has Nursery Classes	Gender	More Info
Willows Primary PRU Stipularis Drive , Willows School UB4 9QB	- not rated	472 yd	Pupil referral unit	No	Mixed	More About School
The Willows School Stipularis Drive , UB4 9QB	- not rated	472 yd	Academy special converter	No	Mixed	More About School
The Willows School Stipularis Drive , Off Glencoe Road UB4 9QB	- not rated	472 yd	Community special school	Yes	Mixed	More About School
Grangewood School Ballinger Way , UB5 6GG	3out of 4	967 yd	Academy special converter	Yes	Mixed	More About School
Grand Union Village Ballinger Way , UB5 6GG	- not rated	967 yd	Free schools special	No		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	424 yd
GT Road	262-264 Yeading Lane	424 yd
TSK Perfect Chicken	260 Yeading Lane	424 yd
Millennium Tandoori	249 Yeading Lane	448 yd
AROMA	The Industry Ph, 171 Yeading Lane	529 yd

Pubs, Bars, Nightclubs

Business Name	Address	Food hygiene rating	Distance
Walnut Tree	The Walnut Tree Public House, 115 Willow Tree Lane		3 yd
Yeading Community Centre	Yeading Community Centre, 2 Ditchfield Road		784 yd

Takeaway, Sandwich Shops

Business Name	Address	Distance
Taj Mahal, Royal Indian Take-Away	4 Willow Tree Lane	356 yd
Ocean City	248 Yeading Lane	424 yd
Virginia Chicken and Ribs	266b Yeading Lane	424 yd
Jolly's Fish Bar	4 The Willow District Centre, Jollys Lane	585 yd
Royal Jade Inn	6 The Willow District Centre, Jollys Lane	585 yd

Supermarkets, Hypermarkets

Business Name	Address	Distance
Tesco	Tesco Extra, Glencoe Road	695 yd
Lidl	461 Ruislip Road, Northolt	1,052 yd
Co-Operative	491 Yeading Lane, Northolt	1,080 yd

Sport

Facility Name	Sport Objects	Distance
Brookside Primary School PERTH AVENUE	grass pitches	521 yd
Barnhill Community High School YEADING LANE	artificial grass pitch, grass pitches	616 yd
Yeading Junior School CARLYON ROAD	grass pitches	662 yd
Viking Primary School RADCLIFFE WAY	grass pitches	787 yd
Belmore Primary Academy OWEN ROAD	grass pitches	874 yd
Brookside (Closed) Brookside Road	grass pitches	911 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	70.2%
Percentage of premises that have Ultrafast Broadband (300Mbit/s or greater) coverage from fixed broadband	70.2%
Percentage of premises that have coverage from a Gigabit capable service from fixed broadband	70.2%

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	127.2 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	18.1 Mbit/s
Maximum upload speed	50 Mbit/s

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

Overview of UB4 9BL