New Build Investor Guide – Hillingdon

May 2021

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, London

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

Population (2018) 309,926
Forecast Population 2030 334,770


Economically Active Population

A largely young, diverse, mobile population.

Age Range Percentage of population
16 – 64 65%
Under 15 22%
Over 65 13%
Martial Status:  
Single 36%


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%
EU 5%
Other countries 23%


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)



Brunel University London


Hillingdon Hospital
Mount Vernon Hospital
Harefield Hospital

General Wellbeing

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%


Major Employers

In 2020, there were 95 companies in the borough employing more than 250 people and 260 companies employing between 50 and 249 people. (source:

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:

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)

Source: and


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%


Household Composition

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
Increase/Decrease  +4.4%


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)
Studio     £950 £790
1 bedroom £1,200 £1,025
2 bedrooms £1,450 £1,275
3 bedrooms £1,750 £1,490


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.

Construction PropTech Pioneer New Build Investor Guide – Hillingdon

Bluenote Apartments (Bellway)

Total Number of properties 118 (87private)
First launched May 2019

Visit Website

Average Prices – Bluenote Apartments

  Minimum Average Maximum
Price £340,000 £409,268 £505,000
Price per ft² £550 £620 £720
Area (ft²) 538 665 858

source: Molior

  Minimum Average Maximum
1 Bedroom £340,000 £356,667 £400,000
2 Bedroom £420,000 £464,500 £505,000

source: Molior

Hayes Village (Barratt)

Total Number of properties 1,473 (878private)
First Launched July 2019

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Average Prices – Hayes Village

  Minimum Average Maximum
Price £288,000 £407,328 £540,000
Price per ft² £447 £560 £681
Area (ft²) 423 738 1,040

source: Molior

  Minimum Average Maximum
Studio £288,000 £288,000 £288,000
1 Bedroom £288,000 £341,500 £391,000
2 Bedroom £311,000 £430,389 £500,000
3 Bedroom £511,000 £528,167 £540,000

source: Molior

New Hayes (Fairview)

Total Number of apartments 331 (232 private)
First Launched March 2021

Visit Website

Average Price – New Hayes

  Minimum Average Maximum
Price £280,000 £436,500 £549,000
Price per ft² £426 £541 £617
Area (ft²) 454 835 1,288

source: Molior

  Minimum Average Maximum
Studio £280,000 £280,000 £280,000
1 Bedroom £335,000 £337,500 £340,000
2 Bedroom £420,000 £424,333 £428,000
3 Bedroom £520,000 £534,250 £549,000

source: Molior

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
10 libraries


Hillingdon’s overground and underground stations are in Zones 5 and 6.

Overground Stations

Hayes & Harlington South Ruislip
West Ruislip Heathrow Terminal 4
Heathrow Terminal 5 Heathrow Terminals 2 & 3

Underground Stations

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)

Local Government

The Labour Party

UK market report 1536x768 2 PropTech Pioneer New Build Investor Guide – Hillingdon