Updated monthly · rents for August 2026 · London
Rental Yields in Hillingdon
The average private rent in Hillingdon was £1,570 a month in August 2026, and the average property price was £470,875 in July 2026. That gives a gross rental yield of 4.0%, which ranks 237th of 316 local authorities in England and Wales and 26th of 32 in London.
Take off a letting agent, repairs and one empty month a year and the net yield is about 3.0%, before mortgage costs and tax. In the year to August 2026 the average rent rose 2.5%, and in the year to July 2026 the average price fell 1.3%. Rents have moved ahead of prices, which pushes gross yields up.
Official data: ONS average rents (August 2026) and HM Land Registry average prices (July 2026), for the whole local authority. All yields are before tax.
Gross yield
4.0%
#237 of 316 in England & Wales
Net yield
3.0%
After letting, repairs and voids
Average rent
£1,570
+2.5% in 12 monthsAverage price
£470,875
-1.3% in 12 monthsWhat a typical Hillingdon rental makes after costs
Gross yield ignores costs. Here is a property at Hillingdon's average price and rent, run through the RealYield calculator with the same assumptions Deal Check uses. Costs take the yield from 4.0% to 3.0%, a gap of 1.0 percentage points. Rent covers these costs and the mortgage interest up to a rate of about 4.1%.
| A year at £470,875 and £1,570 pcm | £ a year |
|---|---|
| Rent for 12 months | £18,840 |
| Less one empty month | -£1,570 |
| Less letting agent (12% of rent collected) | -£2,072 |
| Less repairs (5% of rent collected) | -£864 |
| Net income before mortgage (net yield 3.0%) | £14,334 |
| Less mortgage interest (£353,156 at 4.5%, interest only) | -£15,892 |
| Cashflow before tax | -£1,558 |
| Less income tax (higher-rate taxpayer, owned personally, Section 24) | -£2,867 |
| Cashflow after tax | -£4,425 |
That works out at a loss of £130 a month before tax and a loss of £369 a month after tax, on a £117,719 deposit (25%) before stamp duty and buying costs.
Source: RealYield calculator engine on the ONS average rent (August 2026) and HM Land Registry average price (July 2026). Assumptions: 25% deposit, 4.5% interest-only mortgage, 12% letting agent, 5% of rent on repairs, one empty month a year, no service charge or ground rent. Tax is illustrative: the property profit taxed at the higher rate with the 20% mortgage interest credit, ignoring your other income and allowances. An average, not a valuation of any property.
How Hillingdon compares with London
Hillingdon's gross yield ranks 237th of 316 local authorities in England and Wales and 26th of 32 in London. In London, gross yields run from 3.5% in Richmond upon Thames to 6.6% in Tower Hamlets.
| Measure | Hillingdon | London median | England and Wales median |
|---|---|---|---|
| Gross yield | 4.0% | 4.4% | 4.4% |
| Net yield (after letting, repairs, voids) | 3.0% | 3.3% | 3.4% |
| Average rent (pcm) | £1,570 | £1,974 | £1,022 |
| Average price | £470,875 | £532,863 | £288,085 |
| Rent change, 12 months | +2.5% | +3.0% | +3.9% |
| Price change, 12 months | -1.3% | -2.0% | +1.9% |
Medians of the local authority averages (32 in London, 316 in England and Wales), not weighted by population. Rents: ONS Price Index of Private Rents, August 2026. Prices and price change: HM Land Registry UK House Price Index, July 2026. Net yields use the same assumptions as the typical property above and the Net Yield Index. All before tax.
Average rent in Hillingdon by bedrooms
| Property size | Average rent (pcm, August 2026) |
|---|---|
| 1 bedroom | £1,252 |
| 2 bedrooms | £1,586 |
| 3 bedrooms | £1,913 |
| 4+ bedrooms | £2,634 |
Source: ONS Price Index of Private Rents, August 2026. A 2-bedroom rent against the average flat price gives a flat yield of 6.7%, gross.
Average house price in Hillingdon by property type
| Property type | Average price (July 2026) |
|---|---|
| Detached | £941,938 |
| Semi-detached | £583,573 |
| Terraced | £457,686 |
| Flat / maisonette | £285,116 |
Areas to compare with Hillingdon
Local authorities in London with the closest gross yields to Hillingdon.
- Rental yields in Waltham Forest4.0% gross, 3.0% net£1,763 pcm · £529,102
- Rental yields in Sutton4.1% gross, 3.1% net£1,556 pcm · £452,654
- Rental yields in Harrow4.1% gross, 3.1% net£1,778 pcm · £526,493
- Rental yields in Camden4.1% gross, 3.2% net£2,819 pcm · £815,159
- Rental yields in Bromley3.9% gross, 3.0% net£1,684 pcm · £511,670
Hillingdon rental yield questions
What is the average rental yield in Hillingdon?
The average gross rental yield in Hillingdon is 4.0%, from an average rent of £1,570 a month (ONS, August 2026) and an average price of £470,875 (HM Land Registry, July 2026). It ranks 237th of 316 local authorities in England and Wales and 26th of 32 in London. After a 12% letting agent fee, 5% of rent on repairs and one empty month a year, the net yield is about 3.0%. Both figures are before mortgage costs and tax.
What is the average rent in Hillingdon?
The average private rent in Hillingdon was £1,570 per calendar month in August 2026, according to the ONS Price Index of Private Rents. A 2-bedroom home averaged £1,586 a month. Over the previous 12 months the average rent rose 2.5%, against a median change of +3.9% across England and Wales.
What is the average house price in Hillingdon?
The average property price in Hillingdon was £470,875 in July 2026, according to the HM Land Registry UK House Price Index. The average flat or maisonette cost £285,116. Over the previous 12 months the average price fell 1.3%.
How do rental yields in Hillingdon compare with the rest of London?
Hillingdon's gross yield of 4.0% is 0.4 points below the median of 4.4% for the 32 local authorities in London, and 0.4 points below the England and Wales median of 4.4%. Across the region, gross yields run from 3.5% in Richmond upon Thames to 6.6% in Tower Hamlets. These are gross yields, before costs and tax.
Why is the net yield in Hillingdon lower than the gross yield?
Gross yield counts every month's rent and no costs. On a property at Hillingdon's average price and rent, one empty month a year costs £1,570 in lost rent, letting agent fees at 12% cost £2,072 and repairs at 5% of rent cost £864. That takes the yield from 4.0% to about 3.0%, a gap of 1.0 percentage points. Both yields are before mortgage costs and tax, which reduce the return further, as would any service charge or ground rent.
Is Hillingdon good for buy-to-let?
RealYield does not rate areas as good or bad investments, because the answer depends on the property, the price paid and your own circumstances. On the published averages, Hillingdon's gross yield ranks 237th of 316 local authorities in England and Wales and 26th of 32 in London. With a 25% deposit and a 4.5% interest-only mortgage, a property at the average price and rent would lose about £130 a month before tax after letting, repair and void costs. Rent stops covering those costs and the interest at a mortgage rate of about 4.1%. Individual properties vary widely, so test a specific deal before relying on an area average.
Rents: ONS Price Index of Private Rents, August 2026. Prices: contains HM Land Registry data © Crown copyright and database right 2026, July 2026. Both used under the Open Government Licence v3.0. Averages describe the whole local authority and individual properties vary widely. Net yields and cashflow are RealYield calculations on those averages with the assumptions stated above.
This page is for informational purposes only and does not constitute financial or investment advice. Yields shown are before tax. Always verify current figures and seek independent professional advice before making investment decisions.