Hayes Investment Guide

Area Guide


Hayes is a town in West London that sits in the heart of the Commuter Belt, located beneficially between the Capital and Heathrow Airport. The area is packed with potential, home to major employers and is the site of large-scale infrastructure investments like Crossrail which are making the town more appealing than ever to young professionals, families and investors alike.

Hayes was once famous for being a major industrial area, but in the 21st century it is transforming itself into the picture of a modern neighbourhood which offers all the benefits of suburban life with convenient access to the West End and Central London. Plenty of green space and the Grand Union Canal create an atmosphere of relaxation in a picturesque setting – this is far from your standard featureless Commuter Belt town.

The progress made in Hayes has been so impressive that the London Evening Standard named it one of the top seven key regeneration areas that buyers should watch out for, and described the area in glowing terms as, “fantastic value, future potential, a swift commute and a property market that has remained on the up despite the slowdown across most of the rest of the capital.”

Welcome to Hayes.

  • £230m masterplan to remodel town centre is underway
  • Brand new Crossrail station, Hayes & Harlington, offers direct access to Central London
  • Major employers like Amazon, SAP and British Airways are based in Hayes
hayes economic overview

A high quality, mature economic base


The basis of Hayes’ success is its strong, dual-aspect economy. The town’s economic foundations are mature, operational and perform at a high level which compares favourably to similar sized towns.

An unusually high concentration of blue chip companies are based in, or have major operations in, Hayes thanks to the town’s proximity to London and Heathrow Airport. This creates the outstanding, employment opportunities which this town’s success is built on. Companies with a major presence in Hayes include:

  • Amazon
  • SAP
  • British Airways
  • Hewlett Packard
  • Samsung

However, Hayes has much more than only large, established businesses. The second factor in Hayes’ economic success is its suitability for start-ups and innovation. This is best demonstrated by its technology sector.

The West London Business organisation has developed a Heathrow/West London ‘Innovation District’ which aims to shape the future of transport and the economy surrounding Heathrow Airport. Green growth, digital and virtual technologies have been prioritised by a Central Research Laboratory (CRL) Accelerator which is based in Hayes.

Supported by Brunel University, this Accelerator has proposed a hub and spoke model which puts the town at the centre of this blooming technology district.

The CRL at Hayes is one of the UK’s leading accelerators for tech start-ups, product makers and hardware pioneers. The West London Economic Prosperity Board describes it as:

“a new platform through which players can come together to collaborate and innovate for the future and secure larger scale opportunities for new investment, growth and jobs. As an aviation and logistics based innovation district, it is the first of its kind.

“Collaborations will support innovations in materials, manufacturing, as well as hardware and software technologies, including AI, for national and global markets; driving growth through supply chains.”

Having such a prestigious programme in Hayes brings huge benefits to the town, and provides the business-friendly atmosphere that leads to attractive, high quality employment opportunities. This is a major factor in what makes Hayes such an in-demand location for young professionals and small business, and contributes to a growing economy and housing market.


Hayes’ location close to London and Heathrow Airport ensures that it will always be a prime site for investment into infrastructure, housing and commercial space. This raises the profile of the town and creates demand, which leads to a strong housing and rental market – conditions which should be of interest to property investors.

£230m Town Centre Plan

Hayes’ development pipeline includes a £230m masterplan to remodel parts of the town centre over the next 15 years, providing new housing, infrastructure, community areas and other facilities which will make Hayes one of the most desirable areas to live in West London.

This regeneration is smartening up the town centre and promises to deliver economic growth, new jobs and a vibrant economy for Hayes over a 10-year period.

Hyde Park Hayes

The Hyde Park Hayes project is creating a new “quarter” with around 540 new homes proposed alongside restored Art Deco buildings set to become boutique shops, work studios, bars and cafes, a cinema, a museum and premium office space.

This office space includes a new 125,000 sqft HQ building for Rackspace and a variety of other quality office buildings offering a large range of opportunities for the many businesses which call Hayes home, as well as those which are looking to move to the area. Hayes & Harlington Station and Hayes town centre are just a short walk away.

Population growth

The population of the London Commuter Belt is growing rapidly, and Hayes is no exception to this. The last few years in particular have seen more and more people leaving the Capital thanks to house prices and rents becoming unaffordable, and the rise of working from home during the Covid-19 pandemic.

Many have decided that they do not need to live in London anymore thanks to their changing circumstances, and a huge amount of these people end up in Commuter Belt towns like Hayes. An estimated £54.9bn was spent on Commuter Belt housing in 2021 thanks to this trend, with local agents reporting that as many as 92% of people leaving London end up in the surrounding towns.

Due to this population increase, Savills has predicted strong house price inflation (up to 17.1%) and rental growth (up to 13%) for the Commuter Belt as a whole in the next five years. Within the Belt, Hayes will see more than its fair share of this growth.

With a current population of just over 83,500 according to the local Borough Council, there is plenty of room to grow in Hayes. The population of the wider Hayes and Harlington area is a case in point, with population growth of 11.4% measured by the local council over a decade.

This potential for further growth is reflected in the abundance of new housing developments that are springing up, bringing thousands of new homes to the area to cater for the new arrivals. One such development is Hayes Village – find out more about this development at the end of this guide.

  • £54.9bn – Amount spent on Commuter Belt housing during 2021
  • 92% – Almost all people leaving London end up in Commuter Belt towns like Hayes
  • 83,500 – Current population of Hayes, leaving lots of room to grow
connection from hayes to heathrow airport


Hayes enjoys unusually good connections to London and the rest of the world thanks to its position on the mainline between the Capital and Heathrow Airport. This makes it a priority location for business and pleasure, and has led to an enviable level of connectivity.

There are direct line services into Paddington, Heathrow and Reading from the Hayes & Harlington mainline station. Crossrail is soon to open fully and will reduce commuting time further and provide more direct access to numerous central London destinations.

There are excellent road links too with access to the M4, M25, M40 & M3 motorways all accessible from Hayes by car. Furthermore, Heathrow International Airport is only 10 minutes away by car or six minutes by train, giving you access to the world from your doorstep.

Perfect suburban connections


Crossrail is the largest engineering project in Europe and is revolutionising transport across Greater London. Nowhere is this truer than in the Commuter Belt which is set to see the biggest benefits of the improved transport links into the city centre.

This new high speed underground railway will cross London and improve transport links for the city’s growing population, which is expected to reach 10 million people by 2030. This project is a key part of the UK’s plan to maintain London’s place as a world-class city by supporting considerable growth and maintaining the highest standards in urban transportation.

Hayes & Harlington Station is being specifically upgraded for Crossrail and is cutting journey times to Central London and Crossrail times from Hayes & Harlington Station:

  • 20 mins – Bond Street
  • 27 mins – Liverpool Street
  • 34 mins – Canary Wharf
  • 5 mins – Heathrow Airport

Crossrail’s positive impact on the housing market is clear, and comes in two parts. The first is the initial bounce in prices following the announcement which is now baked into the property market. CBRE figures show that since Crossrail received the go-ahead, house prices around its host stations have increased by 31% on top of existing gains in the wider market. Reports from other agents suggests that Crossrail has caused house prices in some Commuter Belt areas to double since the new train line’s inception.

The second part is the ongoing benefits of Crossrail which seem set to extend far into the future. The line is scheduled to be complete and fully operational by June 2022, and its impact on house prices will continue from there as demand is ignited for properties along the route. Returning to CBRE, the agency expects average additional growth in house prices of 3.3% in every place that is linked to Crossrail on top of the regular market growth.

With regard to Hayes specifically, house prices are already rising in line with this new transport infrastructure development. To illustrate this, the latest figures from Rightmove show that house prices in Hayes are 11% above their pre-pandemic peak, compared to prices in the wider local borough of Hillingdon which are just 6% above the pre-pandemic peak on average. This clearly demonstrates the benefit Crossrail has brought to the housing market in Hayes.

The effect Crossrail has had on Hayes cannot be underestimated. JLL has cited the area as one of the major beneficiaries of the new rail line, and noted that it is now, “host to the most extensive planning pipeline in West London.”

  • Opening fully in 2022, making this the perfect time to buy in nearby areas
  • 3.3% – annual house price growth due to Crossrail, on top of existing house price growth
  • Properties in immediate proximity of Crossrail stations to benefit the most


Hayes is a 10-minute drive or a six-minute journey away from Heathrow Airport by train, making it a prime location. The Airport is the UK’s largest and offers travel to hundreds of destinations around the world all year round, with more being added all the time.

With this in mind, it is no surprise that Hayes is so attractive to businesses and people looking to move to an area which gives them so many options. The economic benefits of living in Hayes are enormous, in large part due to the airport, and Heathrow’s coming expansion will only enhance that effect as billions more pounds are poured into the area.

  • £61bn – An additional £61bn over 60 years
  • 77,000 – additional jobs by 2030
  • 5,000 – new apprenticeships by 2030


Primary schools rated OFSTED “Good” within a short journey of Hayes include Cranford Park, Belmore, St Raphael’s Catholic and Downe Manor. At secondary school level, Barnhill, Rosedale College and Hewens College are all rated “Good”, while Swakeleys and Hayes School have achieved “Outstanding” ratings – the highest quality of education available in the UK.

Hayes School also offers high quality Sixth Form level education, and the local Uxbridge College is one of the UK’s finest, most in-demand schools in the country. It operates a campus in Hayes itself, adding to the appeal of Hayes as an investment location.

The area around Hayes also offers an array of outstanding private schools for children of all ages which provide a first-class education. ACS International School Hillingdon, Merchant Taylor’s School, Northwood College for Girls and St. Helen’s College are all excellent options for those who prefer an independent school to a public sector alternative.

Hayes is within reach of a whole range of high quality schools for all ages across Hillingdon Borough which makes the area extremely attractive for families with children or young professionals looking to start a family of their own.


Uxbridge College is London’s number one school for 16-18 year old achievement, offering a wide range of programmes, courses and apprenticeships to suit all pupils. It is the only Further Education college in London to offer the government’s new T Level courses, and one of only 12 institutions in the UK to have been selected as an Institute of Technology.

The College is famed for having excellent links with industry which is a particular benefit in a place like Hayes which is home to so many large national and international companies. It prides itself on helping its students find fulfilling, long-term careers and is a huge asset for the Hayes community.

When it comes to higher education, Hayes is only a short journey from London, putting it close to one of the world’s great university clusters. London is an academic powerhouse, and many of its universities are among the finest in the world, including Imperial College London, University College London, King’s College London and the London School of Economics which all figure highly in the QS World University Rankings. Nowhere else in the UK or Europe can match London’s higher education sector.

All of those universities can be found in Central London and are easily accessible via public transport, such as the aforementioned Crossrail, and by road. Closer to home, Brunel University offers an extremely high level of education and draws thousands of students to the local area every year – many of which cannot be catered for by the local student accommodation and seek living solutions in the private residential market.


Brunel University is a seven-minute drive or a 15-minute journey by public transport from Hayes, and has a significant positive impact on the area. Just fewer than 14,000 students attend every year alongside the 2,500 staff at the institution, and the campus is described as the “home of technological education, championing innovation and advancement, and giving the UK the knowledge it needs to compete on the international stage.”

This is especially true of overseas students who are more likely to desire high quality private rented accommodation as opposed to student properties. Hayes’ convenient position within easy reach of local and Central London universities makes it an ideal location for overseas students to reside, or for parents of overseas students to consider as an area for their children to stay.

Both the Central London universities and the nearby Brunel University have a major positive impact on Hayes. Not only do they boost employment and make the area more attractive to new businesses, but it is also estimated that nearly 70% of graduates from London universities often stay to live and work following their studies.

  • £138.8m – of GVA created by Brunel in the local Borough
  • 2,435 – jobs supported
  • 11,300 – UK and EU students annually
  • 2,600 – overseas students annually
hayes school, london

Why invest in Hayes?

The appeal of Hayes for investors lies in its status as the perfect destination for families and young professionals alike, offering an idyllic suburban alternative to Central London – while still being within easy reach of the city via accessible transport options. This makes high quality property in the area extremely desirable, and increases the likelihood that demand will stay high.

The area boasts outstanding sports and leisure facilities including local football, cricket and boxing clubs, as well as fitness centres and the £20m Botwell Green Sports & Leisure Centre. Combined with its landscape of canals and green spaces, Hayes is an ideal suburban retreat close to London where a lifestyle prioritising physical and mental wellbeing can be pursued.

The town’s historical and cultural offering is just as strong. Barra Hall Park, the London Motor Museum, the Beck Theatre and more provide entertainment and stimulation for residents of Hayes. A whole range of cafes, bars and restaurants offering food from around the world complete the picture of Hayes as a fantastic place to live.

Hayes also offers a huge range of shopping in the nearby area, including the Pavilions Shopping Centre in Uxbridge – and of course all the retail centres of London such as Oxford Street and the West End which are just a short train or car journey away in the city centre.

All of this, combined with the aforementioned education and connectivity benefits, is reflected in the growth of Hayes’ housing market. Hayes has everything that people need to call it home, and it’s easy to see how that popularity is leading to property value and rental growth.

Why invest with Opulent?

At Opulent, we manage your property investments and portfolios as if they were our own. This dedication and attention to detail guarantee a personal service with tailored investment advice built to your exacting requirements.

Our team of experienced property investment advisors work tirelessly to identify and present the very best investment opportunities to maximise the return on your investment. Whether it be identifying new property and off-plan developments for future resale or attractive rental properties with regular returns, we have complete confidence and proven expertise in delivering exceptional returns.

A superior investment proposition

There is no shortage of investment advisors in the UK but, sadly, not every one of these will place your needs above their own desire to turn a profit. This is the precise reason that we set up our business in 2014.

It is witnessing poorly researched property investments lacking a strategic framework and companies willing to recommend developers without thorough due diligence checks, that led us to the comprehensive property investment service we are so proud of today. We call it ‘the Opulent Way’.

Adding value, creating wealth

The ‘Opulent Way’ means adding tangible value based on a number of critical variables. It includes a research process seconHere’s the rest of the markdown content:

d to none that allows us to make informed recommendations rooted in facts and figures and presented in a no-nonsense, easy-to-understand format.

It involves working with hand-selected, reputable developers with unblemished track records right from the very start. This ensures that property investment plans can be shaped to your needs and delivered with a confidence that we are prepared to stake our brand on.

Our primary goal is to create wealth and long-term financial security for you, and we are proud to do so transparently and ethically.

Total management

We set out to create turnkey opportunities that are fully managed and require minimal input. There’s no corner-cutting, but by acting decisively we can circumvent the most challenging part of the property investment process for you.

An aftersales team will guide you through your property investment purchases, absorbing most of the administrative burden. Forget time-consuming legal paperwork or preparing your property for rental. We’ll take care of it while you sit back and contemplate your next investment.

Available investment opportunities


Welcome to Hayes Village, A brand-new development, enviably well connected and within easy reach of central London. We’re proud to introduce a range of one, two and three-bedroom apartments in a buzzing new residential quarter that’s bursting with local history.

With easy access to local amenities, quick connections to Heathrow and a vibrant village-like feel at its heart, you could soon be soaking up everything this new community has to offer.

This stunning project forms part of a larger regeneration plan to build 1,500 homes on the site of the former Nestle Factory in Hayes. Close to a number of businesses, as well as Heathrow Airport, the project is located in a prime position to capitalise on a growing number of prospective tenants.

Add to this the arrival of Crossrail scheduled to begin in 2022 reducing travel times to Central and East London to a matter of minutes, it all makes for the ideal investment scenario for investors looking to capitalise on the London commuter belt region.

Key property information

  • Price – From £288,000
  • Developer – Barratts
  • Management Company – Opulent Lettings and Management
  • Service Charge – 1-beds £1665 pa; 2-beds £2105 pa; 3-beds £2395 pa
  • Payment Plan – 10% on exchange, 90% on completion
  • Projected yields – 4.8%
  • Management Fee – 10% full management
  • Ground Rent – Peppercorn
  • Completion Date – Q3 2023
  • Deposit Interest – NA
  • Tenure – 999 years

Cross Rail Travel Times

  • 20 mins – Bond Street
  • 27 mins – Liverpool Street
  • 34 mins – Canary Wharf
  • 5 mins – Heathrow Airport

Quicker journey to Canary Wharf than from Fulham, Hammersmith, Chiswick, Wimbledon or Clapham

Transport Links

  • Just 0.4 miles from Hayes & Harlington Crossrail station
  • For drivers, it will take under 5 minutes to reach the M4
  • Just an 8-minute walk from Hayes and Harlington Station on the Elizabeth Line (due to open in 2022) directly connecting Central London and Canary Wharf
  • Ealing Broadway is just an 8-minute train ride away, with more than 80 shops and range of restaurants

Starting Prices

  • £288,000 – 1-beds starting from £288,000
  • £414,000 – 2-beds starting from £414,000
  • £523,000 – 3-beds starting from £523,000

*Source: CBRE

Start your investment journey today

Property investment is an astute choice for many and includes retirement fund planning, nest eggs to finance university education and experienced property investors seeking portfolio contraction or expansion. Get in touch today to find out more about our latest investment opportunities in Manchester.

Click here to download our Hayes Investment Guide in PDF format.

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