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Hillingdon Area Guide

Explore London Borough by Borough 2025 Contact Us

The Location

London’s second largest and most western borough, Hillingdon is home to the world-famous Heathrow Airport, and adventures further afield. For those preferring to travel in the UK, Hillingdon is located with easy access to several near major motorways connecting it to the rest of the UK for work or pleasure.

Housing Market

Average house price

£476k

Average growth per year

4.7%

London average house price

£549k

London average house price growth per year

4.5%

Source: Office for National Statistics
Note: The average house price as of December 2024.

Average monthly rent

£1,507

Average growth per year

3.2%

London average rent

£2,227

London average rental growth per year

3.1%

Source: Office for National Statistics
Note: The average local authority rental price as of January 2025.

Housing delivery

-865

Ten-year housing target

10,830

Three-year housing target

3,249

Total net additions since 2021

2,384

Source: CBRE Research, London Plan 2021, Ministry of Housing, Communities and Local Government
Note: Based on how many homes have been built to date relative to the borough's target in the London Plan.

Demographics

Projected population growth

3%

London average

3%

Source: Experian
Note: The projected ten-year population growth.

Projected household growth

7%

London average

6%

Source: Experian
Note: The projected ten-year growth of the number of households.

Proportion of private renters

21%

London average

20%

Source: Experian
Note: The proportion of private rented households per local authority.

Lifestyle & Sustainability

Proportion of outstanding schools

12%

London average

29%

Source: Ofsted
Note: The proportion of total schools rated ‘Outstanding’ in each borough.

Green space

55%

London average

45%

Source: Greater London Authority (GLA)
Note: The proportion of green space by borough.

Sustainable homes

47%

London average

53%

Source: CBRE Research, Ministry of Housing, Communities, and Local Government (MHCLG)
Note: The proportion of homes that are rated EPC C or above.

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The Transport

Hillingdon is equally well-connected by public transport to both central London and the rest of the country with 15 Underground and 7 mainline railway stations. Hillingdon boasts endless open space and more ‘Green Flag’ land than any other borough, including Colne Valley Regional Park which hosts breath-taking lakes and wildlife trails, and the Ruislip Lido with its very own beach.

Just 20 miles from the City, one of the five main towns in the area, Uxbridge, is the final stop of the Metropolitan and Piccadilly Lines and is one of the leading business communities within Greater London, acting as home for UK corporate offices for Cadbury’s, Apple and PwC. There are two shopping centres providing plenty of retail therapy or, for families seeking outdoor leisure opportunities, the Grand Union Canal provides walks, cycleways, and pubs for everyone to enjoy in this suburban escape.

The History

The grade-II listed dwellings dotted around nearby Ruislip point to its rural village history which can be re-lived at the regular foodie and artisan mecca that is the Great Barn’s Duck Pond Market. Buy a picnic at the market and eat it surrounded by the wildflowers conserved in this ancient rural space. For more tastes of country-living, Ickenham is perfect, dotted with Georgian manors, including the impressive Swakeleys House, and a picturesque village centre that helps residents to forget about work while enjoying the beautiful scenery.

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Hillingdon Area Guide

The Location

Housing Market

£476k

Average growth per year

London average house price

London average house price growth per year

£1,507

Average growth per year

London average rent

London average rental growth per year

-865

Ten-year housing target

Three-year housing target

Total net additions since 2021

Demographics

3%

London average

7%

London average

21%

London average

Lifestyle & Sustainability

12%

London average

55%

London average

47%

London average

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