A typical house in Hillingdon sells for about £560,000, which is what a buyer pays here for a semi, a garden and two tube lines. Flats go for around £310,000. Detached houses get close to £900,000. Prices have hardly moved in a year. Hillingdon stopped getting dearer some time ago and saw no reason to get cheaper.
The Land Registry recorded 311 sales in the year to May 2026, with a typical price of about £560,000. Semis made up 100 of those sales and went for around £620,000. The 75 detached houses averaged about £885,000, the 72 terraced houses about £508,000, and the 64 flats about £310,000. The semi is the house this suburb was built around in the planned rush of the 1920s, and a century later it still sets the price.
The official house price index for Hillingdon fell by about 0.7% in the twelve months to May 2026, which is small enough to count as standing still. Flats did worse, down about 3.5% over the same year. Owners who bought a flat expecting London to lift it have spent the year watching the houses next door hold steady without them.
Band D is the most common council-tax band, and only about 4% of homes fall into bands A or B. Hillingdon council charges about £2,045 a year for band D. A suburb laid out to be comfortably middling ended up in the band the whole system is calculated from, so nobody was cutting corners on the paperwork.
The Office for National Statistics index puts typical private rent across the London Borough of Hillingdon at about £1,550 a month in April 2026, up about 2% on the year. That is a mean for the whole borough, and by size it runs from about £1,240 for one bedroom to about £1,570 for two, about £1,890 for three and about £2,610 for four or more. No studio or room rents are published. A four-bedroom rental at that price mostly goes to families paying for the school run while they wait to buy.
Against those prices, the Office for National Statistics models average household income here at about £81,000 before tax, for the financial year to March 2023. That is a healthy income, and a £560,000 semi still stretches it. It also dates from before the last few years of mortgage rates, which have done more to change what people can borrow than anything in Hillingdon itself.
Of the sales that could be matched to an energy certificate, about 89% of them, the typical price came to around £6,100 per square metre, and the typical home behind that figure has about 91 square metres of floor space. Every certificate records a floor area, so get it from the certificate for any house on the shortlist and see how it squares with the room sizes in the brochure.
At the 2021 census, about 40% of homes here had three bedrooms, about 26% had four or more, about 23% had two and about 11% had one. Two-thirds of the stock has three bedrooms or more, so a buyer searching for a two-bed is fishing in the smaller pond. The flat buyers have it better, mostly because the one-bed is where prices have been falling.
Hillingdon's prices are middling for the money. The houses are solid and well connected, but the typical sale costs a lot more than a good local income comfortably covers.