New Build Investor Guide – Hillingdon
Buying a new build property off plan? Check out our Area Guide first
Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Hillingdon is one of 20 outer London boroughs and is located in west London. Spanning nearly 45 square miles, it is the 2nd largest London borough by area. Heathrow airport straddles the border between Hillingdon and Hounslow, it’s also home of RAF Northolt. It borders the counties of Hertfordshire, Buckinghamshire, Berkshire and Surrey and the London boroughs Harrow, Ealing, Hounslow. The main towns are Hayes, Ruislip, Northwood Hills, West Drayton and Uxbridge.
Hillingdon’s population is forecast to grow by over 7% by 2030
|Forecast Population 2030||334,770|
Economically Active Population
A largely young, diverse, mobile population.
|Age Range||Percentage of population|
|16 – 64||65%|
Average Life Expectancy
The average life expectancies for those born in Hillingdon between 2016 and 2018 are below.
|Males||80 (UK average is 79). Males born in Hillingdon have the 18th longest life expectancy of all London boroughs.|
|Females||84 (UK average is 83). Females born in Hillingdon have the 19th longest life expectancy of all London boroughs.|
Population Density (2011)
Hillingdon has 2,652 people per km2. Lower than the London average of 5,701 people per km2 and the 3rd lowest density of all London boroughs.
International Migration (2018-19)
5,335 new residents from overseas moved to Hillingdon in 2018 -2019. Fourteen London borough’s welcomed more new residents from overseas than Hillingdon.
Country of Birth
|Location of Birth||Proportion of Population|
|UK and Ireland||72%|
Crime & Safety
|Crime Numbers (April 2017 – March 2018)||27,240|
|Crime rate per 1,000 population (April 2017 -March 2018)||90|
|Hillingdon has the 14th highest crime rate per 1,000 people of all London boroughs.|
|Primary Schools||84 (12 of which have an Ofsted rating of outstanding)|
|Secondary Schools||34 (9 of which have an Ofsted rating of outstanding)|
|Schools and Colleges (16-18 years)||31 (8 of which have an Ofsted rating of outstanding)|
|Population considering themselves in very good health||49%|
|Population considering themselves in very bad health||1%|
Employment & Economy
74% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
|Public administration, education and health||26%|
|Distribution, hotels and restaurants||19%|
|Transport and communications||16%|
|Finance, banking and insurance||15%|
In 2020, there were 95 companies in the borough employing more than 250 people and 260 companies employing between 50 and 249 people. (source: nomisweb.co.uk).
Jobs and Job density
Aproximately 64,869 residents of Hillingdon also work in the borough. 110,568 people travel into the borough each day for work and 52,121 residents work outside the borough. The daytime population of the borough therefore increases by 58,447people each day. (source: data.london.gov.uk).
|Median Gross Annual Pay for full-time employee jobs (2017)||£31,365|
|Number of jobs in the borough (2019)||92,000|
|Jobs per resident||0.49 (London average 1.03 and UK average 0.87)|
|Number of residential properties in Hillingdon||110,440|
Property Ownership (2018)
|own property outright (no mortgage)||27%|
|own property with mortgage||35%|
|rent from a Housing Authority or the Local Authority||15%|
|rent from a private landlord (representing approximately 25,500 private rentals)||23%|
|Households with no car or van (2011)||23%|
|One person households||25%|
|One family households||63%|
|Other (sharers / students etc)||12%|
Average House Prices
Average house prices in Hillingdon are the ninth cheapest of the 32 London boroughs.
|Average achieved price January 2020||£405,123|
|Average achieved price January 2021||£423,124|
Volume of Sales
During the COVID pandemic, the number of property transactions in the borough of Hillingdon fell by 21%. Sixteen London boroughs saw larger falls in transaction volumes than Hillingdon.
|Number of residential sales to year ending September 2019||2,270|
|Number of residential sales to year ending September 2020||2,178|
Achieved Rents (January to December 2020)
Mean monthly average rents in the London Borough of Hillingdon:
|London Median Rents
(per calendar month)
(per calendar month)
New Build Developments in Hillingdon
There are fourteen large new build developments in Hillingdon with apartments currently available for sale. Average asking prices for three of these developments are set out below.
Bluenote Apartments (Bellway)
|Total Number of properties||118 (87private)|
|First launched||May 2019|
Average Prices – Bluenote Apartments
|Price per ft²||£550||£620||£720|
Hayes Village (Barratt)
|Total Number of properties||1,473 (878private)|
|First Launched||July 2019|
Average Prices – Hayes Village
|Price per ft²||£447||£560||£681|
New Hayes (Fairview)
|Total Number of apartments||331 (232 private)|
|First Launched||March 2021|
Average Price – New Hayes
|Price per ft²||£426||£541||£617|
Environment & Leisure
There are more than 200 green spaces in Hillingdon. Sixty of these have been awarded ‘Green Flag’ status – a national award that recognises the best green and open spaces in the country. No other borough or county has more Green flags.
4 leisure centres
Facilities in the borough include:
27 outdoor gyms
15 football pitches
1 cricket pitch
13 bowling clubs
10 locations with tennis courts
2 public gold courses
Hillingdon’s overground and underground stations are in Zones 5 and 6.
|Hayes & Harlington||South Ruislip|
|West Ruislip||Heathrow Terminal 4|
|Heathrow Terminal 5||Heathrow Terminals 2 & 3|
|Eastcote (Metropolitan and Piccadilly lines)||Hatton Cross (Piccadilly line)|
|Heathrow Terminal 4 (Piccadilly line)||Heathrow Terminal 5 (Piccadilly line)|
|Heathrow Terminals 2 & 3(Piccadilly line)||Hillingdon (Metropolitan and Piccadilly lines)|
|Ickenham (Metropolitan and Piccadilly lines)||Northwood Hills (Metropolitan line)|
|Northwood (Metropolitan line)||Ruislip Gardens (Central line)|
|Ruislip Manor (Metropolitan and Piccadilly lines)||Ruislip (Metropolitan and Piccadilly lines)|
|South Ruislip (Central line)||Uxbridge (Metropolitan and Piccadilly lines)|
|West Ruislip (Central line)|
The Labour Party