Hillingdon Area Guide

London's second-largest and most western borough, Hillingdon is home to the world-famous Heathrow Airport, giving residents of Hillingdon enviable connections to Europe.

London’s second largest and most western borough, Hillingdon is home to the world-famous Heathrow Airport, giving residents of Hillingdon enviable connections to European weekend pit-stops 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.

Property market

£448k Average house price
£1,338 Average Rent, 2 Bed
5% Average yield
10% Price growth over last 5 years
19% Price growth 5-years forecast
8% Rental growth over last 5 years
14% Rental growth 5-years forecast


10 Number of ‘Outstanding’ primary schools
7 Number of ‘Outstanding’ secondary schools
310 Restaurants and cafes
1,275 Number of shops
45% Proportion of open space
22 Number of stations
1b PTAL (Public Transport Accessibility Level)

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 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.




  • House prices are 13% lower than the London average
  • Average rent for a 2-bed flat is 25% lower than the London average
  • House prices grew in line with London prices over the last 5 years, and are predicted to grow in line with London over the next 5
  • Average asking rents grew 8% over the last 5 years, lower than London at 14%. However, over the next 5 years average rents are predicted to grow by 14%, in line with London
  • At 45%, Hillingdon has a higher proportion of open space compared with the London average of 39%

In October 2008, Hillingdon opened the UK's first playground designed specifically for disabled children.

Hillingdon is home to the Ruislip Lido, which has its own sandy beach - you don't find that often in London! The lido comes complete with its own railway. There are plenty of other outdoor activities including the Hillingdon trail which takes you along the canal, Eastcote House Gardens and Cranford Countryside Park, where you can have afternoon tea at Toll House Tea Rooms.

London boroughs

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*Please note the forecasts in this report are historic and not reflective of current market conditions

  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.




  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research - Read our five-year forecast 
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)