Market outlook for UB9
Key indicators for buyers
The UB9 market presents a mixed picture for buyers. Prices are rising at 19.3%, which may favour acting sooner rather than later. Affordability has improved from a peak of 13.2x in 2022 to 12.3x today. Rising rents (£1,548/mo, +2.1%) mean the cost of waiting is real.
Price trends
Yearly averages · HM Land Registry Price Paid Data
Prices by property type
2026averages · HM Land Registry Price Paid Data
Affordability ratio
House price ÷ median earnings · ONS data
Affordability data shown for wider Hillingdon area
A home in Hillingdon costs 12.3x the local median salary — very stretched, improving from a peak of 13.2x in 2022.
Rental trends
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Hillingdon area
Average monthly rent in Hillingdon is £1,548, up 2.1% year-on-year. Rents have risen consistently over the past five years.
Monthly mortgage
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Hillingdon price of £651,125 with a 25% deposit (£163k), a 2-year fixed mortgage at 3.97% costs around £2,570 per month.
Rent vs buy snapshot
Monthly cost comparison based on current data
Uses UB9 avg. price with Hillingdon rental data
Monthly mortgage payments (£2,570) are £1,022 more than renting (£1,548). However, buying requires an upfront deposit of £163k — it would take around 26 years to recoup that cost compared to renting and investing the difference.
Recent sales
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
MEADVALE, CHURCH HILL, HAREFIELD UB9 6DX | Terraced | £717,500 | 21 Jan 2026 |
HALF ACRE, DENHAM AVENUE, DENHAM UB9 5ER | Detached | £900,000 | 20 Jan 2026 |
136, NORTH ORBITAL ROAD, DENHAM UB9 5HA | Flat/Maisonette | £287,000 | 9 Jan 2026 |
3, ROYAL QUAY, HAREFIELD UB9 6FG | Terraced | £700,000 | 9 Jan 2026 |
8, NEWTOWN ROAD, DENHAM UB9 4BE | Terraced | £565,000 | 18 Dec 2025 |
29, MOORFIELD ROAD, DENHAM UB9 5NE | Semi-detached | £470,000 | 16 Dec 2025 |
4, PRIORY CLOSE, DENHAM UB9 5AT | Semi-detached |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.