HILLINGDON

Hillingdon Property Area Guide

Hillingdon, situated in West London and part of the London Borough of Hillingdon, offers a blend of suburban tranquility and urban convenience. It’s an area characterized by its green spaces, strong transport links, and a variety of housing options, making it appealing to families, professionals, and retirees. Proximity to Heathrow Airport, excellent schools, and easy access to Central London add to its appeal.

Key Highlights

• Transport Links: Hillingdon enjoys excellent connectivity, particularly via Hillingdon Underground Station, which is served by both the Metropolitan and Piccadilly lines. These lines provide direct connections to Central London, including Baker Street, King’s Cross, and Leicester Square, making it an ideal location for commuters.

The A40 and M40 motorways are nearby, offering fast access to the M25, Heathrow Airport (just 15 minutes away), and destinations outside of London. Bus routes connect Hillingdon with surrounding areas such as Uxbridge, Ruislip, and Hayes.

West Drayton station, just a short drive away, offers Elizabeth Line (Crossrail) services, providing rapid connections to central London, Canary Wharf, and Reading, significantly enhancing travel convenience for residents.

• Property Types: Hillingdon features a wide range of property types to suit various buyers, from first-time purchasers to those seeking larger family homes.
  • 1930s Semi-Detached Houses: These traditional homes are widespread in Hillingdon, often featuring spacious rooms, large gardens, and period charm. They’re particularly popular with families looking for suburban living.
  • Detached and Larger Family Homes: There are a number of larger detached homes, particularly in the northern parts of Hillingdon and near more affluent areas like North Hillingdon and Ickenham. These properties tend to offer more space and are set on quiet, tree-lined streets.
  • New Developments: In areas closer to Uxbridge and South Hillingdon, new-build apartments and townhouses are becoming more common. These developments offer modern living, making them ideal for young professionals and investors.
  • Flats and Apartments: Hillingdon also offers a selection of flats, both period conversions and more modern builds, especially around the town center and near transport links.
• Schools and Education: Hillingdon is home to a number of well-regarded schools, which make it a popular destination for families. The area boasts several top-performing primary and secondary schools, many of which have been rated “Good” or “Outstanding” by Ofsted.
  • Primary Schools: Oak Farm Primary School, St. Bernadette Catholic Primary School, and Ryefield Primary School are popular choices.
  • Secondary Schools: Bishopshalt School, a historic secondary school with a strong academic reputation, is a leading choice. Uxbridge High School and Swakeleys School for Girls also serve the area.

Hillingdon is also near Brunel University, which adds to the vibrancy of the area and provides local employment opportunities.

• Green Spaces and Parks: Hillingdon is known for its abundance of parks and green spaces, offering a peaceful, family-friendly environment. Hillingdon Court Park is a favourite among locals, with large open spaces, a children’s play area, and woodland walks. Coney Green, a smaller green space, is ideal for casual outdoor activities.

Colne Valley Regional Park is within easy reach for nature lovers, offering miles of walking and cycling paths, lakes, and waterways. Ruislip Lido and Ruislip Woods are also nearby, providing further opportunities for outdoor recreation, walking, and family outings.

Uxbridge Golf Course and Hillingdon Golf Club offer leisure options for golf enthusiasts.

• Shopping and Amenities: While Hillingdon itself has a selection of local shops, convenience stores, cafes, and restaurants, the larger commercial hub of Uxbridge is just a short drive or bus ride away. Uxbridge offers two major shopping centres (The Pavilions and The Chimes), featuring high-street brands, independent retailers, a cinema, and a variety of dining options.

Hillingdon also has several supermarkets and essential services, including a Sainsbury’s Superstore and local amenities along Long Lane and Hillingdon Circus. For healthcare, Hillingdon Hospital is located nearby, offering a range of medical services.

• Leisure and Recreation: There are numerous leisure facilities in Hillingdon, including the Hillingdon Sports and Leisure Complex, which features a modern gym, swimming pools (indoor and outdoor), and various fitness classes. The complex is popular with residents for staying active and fit.

The area is also home to several pubs, restaurants, and community centres that host local events and activities. The Compass Theatre in nearby Ickenham is a popular cultural venue that hosts plays, concerts, and community performances.

Property Market Overview

• Average Property Prices: Property prices in Hillingdon offer good value compared to more central London areas, making it a popular choice for those seeking more space and a suburban lifestyle. As of 2024, the average property price in Hillingdon is around £525,000, though this varies by property type and proximity to transport links.
  • One-bedroom flats: £250,000–£300,000
  • Two-bedroom flats: £350,000–£450,000
  • Semi-detached houses: £550,000–£700,000
  • Detached houses: £700,000–£1.2 million

Rental yields in Hillingdon are solid, particularly with the rise in demand due to Brunel University students and the area’s strong appeal to commuters.

Popular Areas in Hillingdon

• North Hillingdon: A more affluent part of the area, North Hillingdon features larger homes, leafy streets, and close proximity to Hillingdon Court Park. It’s a desirable location for families seeking more space and tranquillity.
• Hillingdon Circus: The area around Hillingdon Station is convenient for those who prioritize transport links. There are a mix of period homes and modern flats, appealing to both families and young professionals.
• Long Lane: A prominent road running through Hillingdon, Long Lane offers a mix of housing types and easy access to local amenities, schools, and transport links. This area is popular with families and commuters.
• Ickenham: Located to the north of Hillingdon, Ickenham is an upmarket village-like area offering large detached homes, excellent schools, and a peaceful, community-oriented atmosphere. It’s particularly sought after by families and those looking for a more rural feel within London.

Investment Potential

Hillingdon has solid long-term investment potential due to its proximity to London, good schools, and growing demand from young professionals and families. Its strong transport links, especially with the addition of the Elizabeth Line, have made it increasingly popular with commuters. The area’s mix of housing options also appeals to a wide demographic, from students at Brunel University to families and retirees.

The rental market in Hillingdon is strong, with demand for rental properties from university students and young professionals working at Heathrow or commuting to London. Investors can expect steady rental yields and potential for capital growth as demand for suburban living continues to rise.

Conclusion

Hillingdon offers a balanced mix of suburban living, excellent transport links, and proximity to both green spaces and urban conveniences. Its strong schools, family-friendly environment, and easy access to Central London and Heathrow Airport make it an attractive area for families, professionals, and investors. Whether you’re looking for a spacious family home or a modern apartment close to transport links, Hillingdon has something to offer everyone.