West Drayton homes cost about £395,000 in the middle of the market, and most first-time buyers get in through a flat. Flats go for well under £300,000. A semi costs half a million. Prices barely moved over the year. The front door here is cheap and the garden gate is not.
The Land Registry recorded 163 sales in West Drayton in the year to late May 2026, at a median of £395,000. That figure is a blend of two different markets. The 74 flats that sold went for a median of about £265,000. The 29 terraced houses fetched around £442,000, the 50 semis about £508,000 and the 10 detached houses roughly £598,000. Flats were nearly half of all sales, so the headline median is mostly a midpoint between a flat and a house, and nobody buys a midpoint. The jump from a flat to a terraced house costs more than most deposits.
The change over the year was small. The house price index for the area had average prices down about 0.7% in the twelve months to May 2026, small enough to be noise. Flats did worse, down about 3.5% on the same index. That is a published change for the index area over a year that has already happened, and it says nothing about next year. A buyer looking at a flat has a bit more room to haggle than a buyer looking at a semi, and the seller of the flat has probably noticed.
Band D is the most common council tax band in the area, and only about 12% of homes are in bands A or B. A band D bill in Hillingdon runs to about £2,045 a year. With so few homes in the cheapest bands, even a modest flat tends to carry a mid-table bill.
Hillingdon's typical private rent was about £1,550 a month in April 2026, up roughly 2% on the year. That is a borough-wide mean from the Office for National Statistics rent index, not an average of asking prices for West Drayton itself. By size, the Hillingdon mean was about £1,240 a month for one bedroom, £1,570 for two, £1,890 for three and around £2,610 for four or more. No reliable figure exists for studios or rooms, so any rent quoted for one needs checking against what has actually let.
Household income in West Drayton is modelled at around £68,600 a year before tax for the financial year to March 2023, averaged across the area. After tax that comes to about £48,500. That is a three-year-old estimate, and gross income always looks better on paper than in the bank. Against it, a flat at around £265,000 is within reach for a household on that income with a deposit, and the median price of £395,000 is a stretch. A semi at half a million is mostly for households earning well above the local typical.
The median price per square metre was about £5,700 across the sales that could be matched to an energy certificate's floor area, which covered about 71% of them. The typical floor area behind those sales was around 75 square metres. That is a two-bedroom-flat-sized home at a three-bedroom-house-sized price, which is what sits within a stopping train of Paddington. On any flat, ask for the lease length and the service charge history in writing at the start, because both go straight into what the place costs to own.
Three-bedroom homes are the largest group at the 2021 Census, at about 37% of households. Two bedrooms account for 32%, one bedroom for 20% and four or more for just 12%. Buyers after a big family house are chasing the smallest slice of the stock, and the ten detached sales in a year show how rarely one comes up.
For a London borough with an Elizabeth line station, West Drayton is fairly priced and better than that at the flat end. The pinch comes when a growing household wants the semi.