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113 Hillingdon Hill Uxbridge, Greater London UB10 0JQ
T: 01895 257935

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Other times by appointment.  

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The office is closed on Saturday 12th March and 26th March.

UB10 Review of the Hillingdon and Ickenham Property Market April 2017

11th April 2017
Hillingdon St Johns

I have been looking at the property UB10 property prices, rents and yields recently for a landlord and thought I would share my findings.  

But I wanted to give a quick summary of the area UB10 covers. UB10 as a postal code is a tale of two areas divided by the A40.  Ickenham to the north running off Long Lane and Swakely's Road and Hillingdon to the south.  

Ickenham UB10 8__

The northerly Ickenham is served by tube stations at Hillingdon, Ickenham and West Ruislip.  The Hillingdon wards covering Ickenham are some of the most affluent in the borough and so house prices are higher to reflect this.  There are plenty of good schools in the area and it has long been a desirable settling area for families. The area has seen much investment in property close to the stations which have been a popular choice for landlords seeking to let one and two bedroom properties.

Hillingdon UB10 0__ and 9__ 

Window inside St John's Church HillingdonWindow inside St John's Church Hillingdon

The ancient parish of Hillingdon is centred on St John the Baptist Church on Hillingdon Hill (just across from the office).  Hillingdon incorporates many popular areas for rental property such as the Oak Farm Estate (centred on Ryefield Avenue) and the Silver Estate around Glisson Road.  The formr RAF Uxbridge site having been developed into the St Andrews development and incorporates new property in the UB10/Hillingdon postcode, which despite it's UB10 postcode is located a short walk from Uxbridge town centre.    

 St Andrews Park St Andrews Park

The closest tube stations in UB10 are either Uxbridge or Hillingdon.  But there are good bus services along Long Lane and the Uxbridge Road which pass the stations.

Rental Market - UB10

 Property Property Prices Rental Income Yields
 Studio Non for Sale  £750 to £775 -
 1 Bed £215K to £389K £850 to £1,250 4.2%
 2 Bed Flat £290K to £550K £1,150 to £1,675 4.0%
 2 Bed House £350K to £700K £1,250 to £1,600 3.3%
 3 Bed £375K to £825K £1,343 to £1,850 3.2%
 4 Bed £420K to £1,150K £1,550 to £3,200 3.6%

I take a snapshot of the market on a regular market to stay informed.  The property prices in Ickenham tend to cover the higher property prices and rental incomes and Hillingdon for the lower ends.  The yields reflect prices paid at the moment and your gross yield will be higher if you have bought the property before.

With a nice one bed in Hillingdon (on the Uxbridge Road) on the market for £215,000 it would be reasonable to expect a rental income of £850pcm, this would generate a yield of 4.7%.  A good return.

The areas offer a good return and have recently seen good capital growth, with increases across the borough of Hillingdon of 7% over the last year.  

Belvoir Uxbridge are always happy to help with your sales and lettings enquiries.

Jeremy Wasden advises landlords on how to get best return from property investments in the Hillingdon borough and helps landlords with tricky property or tenant issues.  He owns Belvoir Lettings in Uxbridge.  Jeremy writes often and despite being camera shy occasionally speaks about Hillingdon property at

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