Average Rent, House Prices and Buy-to-Let Yield in Hillingdon (July 2026)
The average private rent in Hillingdon is £1,565 a month (ONS, July 2026) and the average house price £474,665 (HM Land Registry, June 2026): a gross yield of 4.0%, ranked 236 of 316 local authorities.
Rent in Hillingdon
The average private rent across all property types is £1,565 a month (+2.1% on a year earlier). The regional median in London is £1,962.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £1,248 | £14,976 a year |
| 2 bedrooms | £1,581 | £18,972 a year |
| 3 bedrooms | £1,906 | £22,872 a year |
| 4+ bedrooms | £2,626 | £31,512 a year |
The bedroom ladder in Hillingdon: one to two bedrooms adds 26.7% to the rent, two to three adds 20.6% and three to four-plus adds 37.8% (England-and-Wales medians 27.3%, 20.9% and 40.9%). The biggest step here is three to four or more bedrooms — the size where an extra room earns most, and the first place to look when comparing a conversion against its cost.
House prices in Hillingdon
The average price paid is £474,665 (-0.6% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £946,460 |
| Semi-detached | £587,696 |
| Terraced | £460,433 |
| Flat | £288,840 |
Rents are outrunning prices in Hillingdon. Rents moved +2.1% over the year against −0.6% for prices — a gap of 2.7 points that lifts the gross yield a buyer sees today. Hillingdon ranks 254th of 316 local authorities for rent growth and 264th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Hillingdon
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £1,581 | £288,840 | 6.6% | 7.5% |
| Terraced house | £1,906 | £460,433 | 5% | 5.7% |
| Semi-detached | £1,906 | £587,696 | 3.9% | 4.6% |
| Detached | £2,626 | £946,460 | 3.3% | 4.1% |
On these pairings the strongest gross yield in Hillingdon is on flats at 6.6%, against an England-and-Wales median of 7.5% for that type; the weakest is detached. Gross figures ignore service charges, which usually make flats the thinnest net yield of the four.
What that means for a landlord
- Gross yield 4.0% (rent × 12 ÷ price) — rank 236 of 316 local authorities; the regional median is 4.5%. Net yield is lower once mortgage interest, insurance, maintenance and voids come off.
- Tenant affordability: referencing at 30× means a household income of about £46,950 a year for the average rent.
- EPC before 2030: 39% of EPCs lodged in Hillingdon over the last year were below band C — the level a rented home needs by 1 October 2030 — with 35% at D (EPC ratings in Hillingdon).
- Council tax: Band D in Hillingdon is £2,045 for 2026/27 (council tax in Hillingdon).
Lender maths on the averages. At a 5.5% stress rate and 145% rent cover — the common buy-to-let convention — the average rent of £1,565 supports a loan of about £235,486, which is 49.6% of the average price. That falls short of 75% loan-to-value, so a buyer of an average home here needs a larger deposit or a stronger rent to pass the stress test. Both numbers are conventions rather than rules — change them in the stress test.
Run the numbers for Hillingdon
- Yield calculator with £474,665 and £1,565 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £1,565 a month
- Rental income tax on £18,780 a year of rent
Nearest neighbours by yield, in London
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Harrow | £1,773 | £524,160 | 4.1% | +3% |
| Waltham Forest | £1,765 | £522,743 | 4.1% | +1.1% |
| Camden | £2,800 | £833,067 | 4% | +0.5% |
| Bromley | £1,681 | £518,235 | 3.9% | +2.6% |
| Barnet | £1,945 | £603,753 | 3.9% | +3.6% |
| Kingston upon Thames | £1,807 | £594,498 | 3.6% | −1.2% |
All 316 areas ranked · council tax in Hillingdon · EPC ratings in Hillingdon.
Rents: ONS, Price Index of Private Rents (average monthly private rent by local authority, July 2026). Prices: HM Land Registry UK House Price Index (average price, June 2026). Gross yield = rent × 12 ÷ price, our calculation. Contains public sector information licensed under the Open Government Licence v3.0; contains HM Land Registry data © Crown copyright and database right 2026. Rankings and medians are ours, across 316 local authorities.
Asked about this area
£1,565 a month across all property types (ONS Price Index of Private Rents, July 2026), up 2.1% on a year earlier.
£474,665 (HM Land Registry UK House Price Index, June 2026).
About 4.0% gross on the averages — £1,565 rent against a £474,665 price — ranking 236 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 6.6% gross (£1,581 rent on a £288,840 price), against an England-and-Wales median of 7.5% for that type.
Rents +2.1% against prices −0.6% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £46,950 a year of household income for the average home; the affordability calculator shows 24× and 36× too.
Postcode districts in Hillingdon
Council tax bands, sold prices and build periods for each district — all HA postcodes · all TW postcodes · all UB postcodes.