Hillingdon · report
House prices in Hillingdon: the next 12 months
Sale prices have an 80% chance of landing between £475,767 and £521,635 by August 2027.
- Expected, August 2027
- £498,701
- Chance of a rise
- 82%
Hillingdon: five years of prices and the expected path
Average sale price per home, £, monthly, with the next 12 months' expected path
- Hillingdon
- London
- United Kingdom
- Expected path
- 80% range
Show the numbers
| Period | Hillingdon | London | United Kingdom |
|---|---|---|---|
| Aug 2027 · Expected path | £498,701 (£475,767–£521,635) | £566,944 | £280,154 |
| Jul 2027 · Expected path | £497,321 (£475,749–£518,892) | £565,901 | £279,560 |
| Jun 2027 · Expected path | £495,940 (£475,747–£516,133) | £564,858 | £278,967 |
| May 2027 · Expected path | £494,560 (£475,765–£513,355) | £563,816 | £278,374 |
| Apr 2027 · Expected path | £493,180 (£475,808–£510,551) | £562,773 | £277,781 |
| Mar 2027 · Expected path | £491,799 (£475,882–£507,717) | £561,730 | £277,188 |
| Feb 2027 · Expected path | £490,419 (£475,997–£504,841) | £560,687 | £276,595 |
| Jan 2027 · Expected path | £489,039 (£476,166–£501,911) | £559,644 | £276,002 |
| Dec 2026 · Expected path | £487,658 (£476,413–£498,903) | £558,601 | £275,409 |
| Nov 2026 · Expected path | £486,278 (£476,778–£495,778) | £557,559 | £274,816 |
| Oct 2026 · Expected path | £484,898 (£477,340–£492,455) | £556,516 | £274,223 |
| Sep 2026 · Expected path | £483,517 (£478,318–£488,717) | £555,473 | £273,630 |
| Aug 2026 | £482,137 | £554,430 | £273,037 |
| Jul 2026 | £475,463 | £550,340 | £272,146 |
| Jun 2026 | £474,664 | £551,440 | £270,690 |
| May 2026 | £469,232 | £549,535 | £272,221 |
| Apr 2026 | £467,844 | £554,363 | £270,966 |
| Mar 2026 | £469,685 | £546,111 | £268,631 |
| Feb 2026 | £472,064 | £546,681 | £269,423 |
| Jan 2026 | £475,500 | £553,643 | £268,814 |
| Dec 2025 | £476,069 | £550,040 | £268,002 |
| Nov 2025 | £473,361 | £560,709 | £270,472 |
| Oct 2025 | £475,095 | £557,572 | £269,819 |
| Sep 2025 | £473,666 | £565,498 | £269,556 |
| Aug 2025 | £481,953 | £567,115 | £270,575 |
| Jul 2025 | £477,271 | £568,795 | £268,843 |
| Jun 2025 | £477,368 | £568,050 | £266,796 |
| May 2025 | £471,081 | £565,507 | £264,078 |
| Apr 2025 | £471,954 | £564,530 | £260,162 |
| Mar 2025 | £473,402 | £553,812 | £268,019 |
| Feb 2025 | £471,463 | £561,072 | £264,771 |
| Jan 2025 | £469,662 | £563,861 | £264,936 |
| Dec 2024 | £471,663 | £556,882 | £263,991 |
| Nov 2024 | £472,279 | £559,925 | £264,515 |
| Oct 2024 | £473,335 | £560,909 | £265,252 |
| Sep 2024 | £463,248 | £566,882 | £264,750 |
| Aug 2024 | £461,580 | £567,121 | £265,085 |
| Jul 2024 | £454,929 | £557,831 | £262,479 |
| Jun 2024 | £452,168 | £556,853 | £259,585 |
| May 2024 | £445,717 | £553,592 | £258,565 |
| Apr 2024 | £448,285 | £548,467 | £256,478 |
| Mar 2024 | £451,799 | £547,437 | £255,082 |
| Feb 2024 | £456,719 | £546,247 | £254,633 |
| Jan 2024 | £459,389 | £551,097 | £255,972 |
| Dec 2023 | £458,170 | £549,112 | £256,177 |
| Nov 2023 | £455,896 | £547,757 | £258,368 |
| Oct 2023 | £458,137 | £555,122 | £260,129 |
| Sep 2023 | £460,180 | £565,702 | £261,318 |
| Aug 2023 | £460,812 | £560,630 | £262,602 |
| Jul 2023 | £461,181 | £559,703 | £261,182 |
| Jun 2023 | £460,447 | £556,107 | £258,275 |
| May 2023 | £459,144 | £554,900 | £257,330 |
| Apr 2023 | £458,395 | £557,147 | £256,479 |
| Mar 2023 | £463,599 | £555,361 | £255,885 |
| Feb 2023 | £474,321 | £563,875 | £258,788 |
| Jan 2023 | £477,677 | £570,869 | £260,941 |
| Dec 2022 | £480,561 | £572,384 | £263,190 |
| Nov 2022 | £478,953 | £575,480 | £265,299 |
| Oct 2022 | £477,649 | £573,946 | £265,693 |
| Sep 2022 | £472,902 | £579,330 | £265,727 |
| Aug 2022 | £471,444 | £581,320 | £265,124 |
| Jul 2022 | £467,130 | £575,261 | £262,904 |
| Jun 2022 | £462,002 | £572,418 | £258,118 |
| May 2022 | £455,833 | £554,380 | £255,040 |
| Apr 2022 | £454,370 | £554,765 | £252,167 |
| Mar 2022 | £454,428 | £550,480 | £249,232 |
| Feb 2022 | £449,820 | £551,066 | £248,309 |
| Jan 2022 | £447,315 | £550,635 | £248,031 |
| Dec 2021 | £441,763 | £547,837 | £245,189 |
| Nov 2021 | £444,021 | £547,647 | £243,930 |
| Oct 2021 | £438,483 | £539,606 | £239,236 |
| Sep 2021 | £437,206 | £541,876 | £245,371 |
What the model expects
The central estimate at each horizon, and the range prices land in 8 times out of 10.
| Horizon | Expected | 80% range | Chance of a rise | Chance of beating inflation |
|---|---|---|---|---|
| In 3 months (November 2026) | £486,278 | £476,778 – £495,778 | 71% | 50% |
| In 4 months (December 2026) | £487,658 | £476,413 – £498,903 | 74% | 50% |
| In 12 months (August 2027) | £498,701 | £475,767 – £521,635 | 82% | 49% |
The outlook carries the region's own monthly price history forward: the recent trend and how far prices usually stray from it. It knows nothing about interest-rate decisions, new laws or local projects, so read it as a description of momentum, not a forecast to act on.
Other reports for Hillingdon
At the average sale price, a home costs £482,137. With 10% down and a 30-year mortgage, the payment is £2,224 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.
- Payment, two incomes
- 32%
- Payment, one income
- 63%
Renting the average home costs less each month than owning it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.
- Rent per month
- £1,581
- Owning per month
- £2,270
79.7% fewer homes were started in the last 12 months than in an average year of the past decade.
- Started, 12 months
- 70
- Per 1,000 residents
- 0.2
Figures for United Kingdom: Hillingdon has no reliable figures of its own.
Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.
- Bought by buyers abroad, 12 months
- 1.8%
Sale prices have fallen by 3% or more 4 times since 1995. The deepest began in January 2008.
- Deepest fall
- −18.0%
- Recovery from the low
- 42 months
In 2025 the population fell by 1,230 while 530 homes were finished.
- Homes finished, 2025
- 530
- Population change, 2025
- −1,230
5.1% of the 115,474 homes counted in the 2021 census had nobody usually living in them.
- Empty, 2021 census
- 5.1%
- Empty homes
- 5,945
In 2025, 34% of the homes added came from existing buildings rather than new ones.
- Homes from existing buildings, 2025
- 34%