Buy-to-let in Hillingdon

Hillingdon in figures

Gross rental yield

4.2%

On terraced houses across Hillingdon

Entry price

£412,500

The cheapest postcode district's median sale

Price move, 12 months

-0.7%

UK House Price Index, across Hillingdon

Price move, 10 years

+14.7%

UK House Price Index, across Hillingdon

Homes below EPC band C

51%

Of lodged certificates, a proxy for the condition of the stock

Population

326,671

Hillingdon, +6.6% growth

• Terraced houses across Hillingdon let for £1,740/mo against a median sale of £500,000 there: 4.2% gross before costs, on ONS rents and sold prices for the whole authority.
• ONS puts the median rent across the whole local authority at £1,570/mo, which is the figure to check an asking rent against.
• Prices here fell 0.7% over the last year on the mix-adjusted UK HPI, which is measured for the whole local authority.

• Prices +15% over ten years
• Transportation and storage: 19.4% of jobs against 4.9% across Great Britain
• 51% of EPCs below band C
• £31,250 stamp duty with the 5% surcharge on a £412,500 buy-to-let
• 651 homes added
• 26% private rented (2021 census)
• 89% gigabit broadband
• 92% of 39 graded schools good or better
• Band D £2,045
• 0.9% long-term empty
• +14% five-year forecast for London as a whole (Savills), not this area

These figures are from Clarity's monthly ranking dataset, one method across every place so they compare. The Hillingdon report measures the area in more depth over its own twelve months, so its figures are the ones to quote.

What sits behind the figures

Prices across Hillingdon moved +14.7% over ten years on the UK House Price Index, and prices are at or near their highest.

Transportation and storage is 19.4% of employee jobs in Hillingdon, against 4.9% across Great Britain (33,000 jobs in 2015, 38,000 in 2024). Where one industry carries that much of a local economy, rents and prices tend to move with it. Employee jobs across Hillingdon moved +6.5% from 2015 to 2024 (ONS Business Register and Employment Survey).

51% of the energy performance certificates lodged across Hillingdon's postcode districts are below band C (89,358 certificates). Clarity measures areas rather than individual homes, so this is the share of the local stock likely to need energy-efficiency work before it meets a band C standard, not a survey of any one property.

A buy-to-let at £412,500 pays £31,250 in Stamp Duty Land Tax, including the 5% surcharge on additional homes.

The five-year forecast quoted above (Savills, London) is a regional figure for London as a whole, not a forecast for Hillingdon, and Clarity does not rank on it.

The Hillingdon report

The full report measures Hillingdon from its own sales: sold prices and rents for each type of home, the year's price move, crime per resident and worker, flood risk, planning designations, housing delivery and regeneration funding, with a worked buy-to-let deal on your own budget. This edition was built in October 2026.

Read the cover of the Hillingdon report, free, with its headline figures, before you decide.

Read a full Liverpool report, free to see everything a report contains.

Compare it with everywhere else

The investment map ranks Hillingdon against every other place we cover, on your own budget and strategy. Questions about the figures or about us are answered here.