Rental yields›Hillingdon
Rental yield in Hillingdon
Hillingdon sits in the lower half for rental yield in England and Wales, a little below the 4.4% typical figure across all 316 areas.
Over the past year, average prices in Hillingdon fell 0.6% and average rents rose 2.1%.
Gross yield
4%
Average price
£474,665
↓ -0.6% / yr
Average rent
£1,565/mo
↑ +2.1% / yr
National rank
#237 of 316
Who rents here
Census 2021, 109,228 households
25.9% of homes in Hillingdon are private rentals.
Average rent by size
1 bedroom
£1,248/mo
↑ +2.2% / yr
2 bedrooms
£1,581/mo
↑ +2% / yr
3 bedrooms
£1,906/mo
↑ +2.5% / yr
4+ bedrooms
£2,626/mo
↑ +1.7% / yr
Average advertised rent by number of bedrooms. ONS Price Index of Private Rents (2026-07).
Council tax bands (2026-27)
Band A
£1,363
Band B
£1,591
Band C
£1,818
Band D
£2,045
Band E
£2,499
Band F
£2,954
Band G
£3,408
Band H
£4,090
Average annual bill for the area, including police and other precepts (MHCLG and Welsh Government, 2026-27). Community precepts vary, and the band is set by the property, so check the exact band on gov.uk.
Work out the yield on a specific property
Pre-filled with the Hillingdon average. Change them for a real property.
That is right on the Hillingdon average of 4%. Add costs for a net estimate.
How it compares
Areas with a similar yield
Common questions
Is Hillingdon a good place to buy to let?
It is around the middle for rental income, at a 4% average gross yield. Whether it works depends on the specific property, so always run the actual numbers.
Are rents rising in Hillingdon?
Over the past year, average rents in Hillingdon rose 2.1% and average prices fell 0.6% (HM Land Registry and ONS, to 2026-07).
Is there rental demand in Hillingdon?
Rent movement is the best free proxy for tenant demand, and average rents in Hillingdon rose 2.1% over the past year (ONS), which points to tenants competing for available stock. Still ask local letting agents about typical void periods before committing to a buy-to-let there. For the size of the market: at the 2021 census, 25.9% of Hillingdon's 109,228 households rented privately (16.1% social rented, 56.6% owner occupied).
What is the average rent for a 1, 2 or 3 bedroom property in Hillingdon?
As of 2026-07, average monthly rents in Hillingdon by property size are £1,248 for a 1 bedroom property, £1,581 for a 2 bedroom property, £1,906 for a 3 bedroom property, £2,626 for a 4 or more bedroom property (ONS). The all-size average is £1,565 a month.
How much is council tax in Hillingdon?
In 2026-27, the average Band D council tax in Hillingdon is £2,045 a year including police and other precepts. Bills scale with the property's band: from £1,363 for Band A up to £4,090 for Band H. Community precepts vary within the area, so treat these as area averages and check the exact band and bill with the council.
What is a good rental yield in the UK?
As a rough guide, under 4% is low, 5 to 6% is typical, and above 6.5% is high. Hillingdon is at 4%.
Gross yield = annual rent divided by average price. Average price: HM Land Registry UK HPI (01/06/2026). Average rent: ONS Price Index of Private Rents (2026-07). Local-authority averages across all property types, indicative only. Contains public sector information licensed under the Open Government Licence v3.0. Not investment advice.