Hillingdon vs Redbridge: buying or renting a home
A typical terraced house costs £50,000 (10%) more in Redbridge than in Hillingdon. Measured against local pay, buying is harder in Redbridge: it takes 12.3× median annual pay, against 11.8× in Hillingdon.
At a glance
| Hillingdon | Redbridge | |
|---|---|---|
| Buying a home | Very expensive | Very expensive |
| Renting a home | Very expensive | Very expensive |
| Recorded crime | About average | About average |
Buying rates the typical price of all homes against median pay; renting rates a year of average rent against median pay; crime rates recorded crime per resident against the England and Wales average.
What the numbers say
Median full-time pay in Redbridge (£44,851) is 6% higher than in Hillingdon (£42,250), while a typical terraced house costs 10% more (£550,000 against £500,000). Set against local pay, Hillingdon is the easier of the two for a typical earner to buy in.
Buying a terraced house takes 11.8× annual pay in Hillingdon and 12.3× in Redbridge. Renting one takes 49% of pay in Hillingdon and 54% in Redbridge. Renting is harder in Redbridge; buying is about the same.
Across all property types and measured against pay, Hillingdon is the 19th most expensive of 316 areas to buy in, and Redbridge is the 24th most expensive of 316 areas. For renting against pay, Hillingdon is the 50th most expensive of 316 areas and Redbridge is the 40th most expensive of 316 areas.
Someone on £40,000 in Hillingdon would need about £44,000 in Redbridge to be equally placed to buy a terraced house, and about £46,500 to be equally placed to rent one. Keeping the same pay after a move to Redbridge would leave you worse placed to buy. These figures compare housing costs only; they ignore other living costs and the pay you could earn in a new job.
Police recorded 91.6 crimes per 1,000 residents in Hillingdon and 74.3 in Redbridge, so recorded crime per resident is 19% lower in Redbridge. The biggest difference is in criminal damage and arson: 6.0 per 1,000 in Hillingdon against 4.5 in Redbridge.
Can a typical earner buy?
| Terraced house | Hillingdon | Redbridge |
|---|---|---|
| Median full-time pay | £42,250 | £44,851 |
| House price ÷ pay | 11.8× | 12.3× |
| Median pay as a share of income typically needed to buy | 42% | 41% |
| Rent a year as a share of median pay | 49% | 54% |
Buying, by property type
| Type | Hillingdon | Redbridge | Difference |
|---|---|---|---|
| Semi-detached | £575,000 | £653,750 | +14% in Redbridge |
| Terraced | £500,000 | £550,000 | +10% in Redbridge |
| Flat | £300,000 | £310,250 | +3% in Redbridge |
Renting, by property type
| Type (average rent a month) | Hillingdon | Redbridge | Difference |
|---|---|---|---|
| Semi-detached | £2,019 | £2,176 | +8% in Redbridge |
| Terraced | £1,738 | £2,017 | +16% in Redbridge |
| Flat | £1,445 | £1,551 | +7% in Redbridge |
Crime
Police recorded 91.6 crimes per 1,000 residents in Hillingdon and 74.3 in Redbridge, so recorded crime per resident is 19% lower in Redbridge.
| Police recorded crime per 1,000 residents | Hillingdon | Redbridge | Difference |
|---|---|---|---|
| All recorded crime (excluding fraud) | 91.6 | 74.3 | -19% in Redbridge |
| Violence against the person | 26.5 | 26.1 | -2% in Redbridge |
| Sexual offences | 2.9 | 2.4 | -19% in Redbridge |
| Robbery | 2.2 | 2.7 | +25% in Redbridge |
| Residential burglary (per 1,000 households) | 8.7 | 7.0 | -20% in Redbridge |
| Vehicle offences | 10.5 | 8.1 | -23% in Redbridge |
| Theft from the person | 3.0 | 3.6 | +17% in Redbridge |
| Criminal damage and arson | 6.0 | 4.5 | -24% in Redbridge |
Rates use resident population, so city centres and student areas show higher crime per resident than residents experience. Recorded crime also depends on reporting and police recording practice.
How prices have changed in each area
Average house price for all property types, indexed so that 2005 is 100. A line at 200 means prices have doubled.
Show the figures
| Year | Hillingdon | Redbridge |
|---|---|---|
| 2005 | 100 | 100 |
| 2006 | 104 | 106 |
| 2007 | 114 | 118 |
| 2008 | 115 | 117 |
| 2009 | 102 | 103 |
| 2010 | 111 | 111 |
| 2011 | 113 | 116 |
| 2012 | 117 | 117 |
| 2013 | 121 | 121 |
| 2014 | 137 | 134 |
| 2015 | 158 | 152 |
| 2016 | 180 | 173 |
| 2017 | 186 | 181 |
| 2018 | 184 | 187 |
| 2019 | 181 | 182 |
| 2020 | 184 | 187 |
| 2021 | 191 | 200 |
| 2022 | 203 | 210 |
| 2023 | 202 | 209 |
| 2024 | 201 | 211 |
| 2025 | 207 | 221 |
| 12 months to July 2026 | 207 | 223 |
In 2005 the average home cost £228,889 in Hillingdon and £222,453 in Redbridge. Now it is £472,781 and £496,614: Hillingdon is up 107% and Redbridge is up 123%. Prices have risen faster in Redbridge, so the gap between the two has narrowed.
Buying a home against local pay, over time
Average house price divided by median full-time pay. Higher means harder to afford.
Show the figures
| Year | Hillingdon | Redbridge |
|---|---|---|
| 2005 | 8.3 years of pay | 8.0 years of pay |
| 2010 | 8.5 years of pay | 7.3 years of pay |
| 2015 | 11.0 years of pay | 9.4 years of pay |
| 2020 | 12.0 years of pay | 11.4 years of pay |
| 2025 | 11.2 years of pay | 11.0 years of pay |
In 2005 a home cost 8.3 years of pay in Hillingdon and 8.0 years in Redbridge. In 2025 it was 11.2 years and 11.0 years.
How rents have changed in each area
Average monthly rent for all property types, indexed so that 2015 is 100.
Show the figures
| Year | Hillingdon | Redbridge |
|---|---|---|
| 2015 | 100 | 100 |
| 2016 | 102 | 108 |
| 2017 | 104 | 114 |
| 2018 | 105 | 115 |
| 2019 | 105 | 117 |
| 2020 | 108 | 119 |
| 2021 | 111 | 120 |
| 2022 | 112 | 123 |
| 2023 | 119 | 129 |
| 2024 | 132 | 141 |
| 2025 | 141 | 154 |
| August 2026 | 145 | 158 |
In 2015 the average rent was £1,081 a month in Hillingdon and £1,093 in Redbridge. Now it is £1,570 and £1,726: up 45% in Hillingdon and up 58% in Redbridge. Rents have risen faster in Redbridge.
What your salary is worth in each area
Salary needed to afford the same kind of home (terraced), going by median prices and average rents.
Moving from Hillingdon to Redbridge
| Earning in Hillingdon | Equivalent to buy in Redbridge | Equivalent to rent in Redbridge |
|---|---|---|
| £30,000 | £33,000 | £35,000 |
| £40,000 | £44,000 | £46,500 |
| £50,000 | £55,000 | £58,000 |
| £60,000 | £66,000 | £69,500 |
Moving from Redbridge to Hillingdon
| Earning in Redbridge | Equivalent to buy in Hillingdon | Equivalent to rent in Hillingdon |
|---|---|---|
| £30,000 | £27,500 | £26,000 |
| £40,000 | £36,500 | £34,500 |
| £50,000 | £45,500 | £43,000 |
| £60,000 | £54,500 | £51,500 |