Neighbourhood · Hillingdon

Eastcote: house prices and how the area is changing

Official figures for the Eastcote neighbourhood of Hillingdon, England (ONS area Hillingdon 006). Headline figures assembled 12 October 2026. Postcodes HA4, HA5. Figures that read a point use the neighbourhood's centre, near HA5 1PJ.

One of the most affluent neighbourhoods in England, showing some signs of gentrification

Eastcote is one of the most affluent neighbourhoods in England; it shows some signs of gentrification against Hillingdon (3 of 22 signals rising, 1 falling). Houses here typically resell for £727,500 and flats for £357,500 (median resale prices, 2023-2025). Recorded crime is lower than across Hillingdon (0.5 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Eastcote, is about a 4-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.

Typical house price

£727,500

Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£357,500

Median resale price of flats in the neighbourhood, 2023-2025; +3% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.13; 3 of 22 signals up, 1 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 10 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 7 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£93,700

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.5 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Eastcote sits in Hillingdon

Typical house price: 4th highest of 32 neighbourhoods in Hillingdon
Typical flat price: 5th highest of the 27 neighbourhoods in Hillingdon with enough flat sales for one
Average household income: the highest of 32 neighbourhoods in Hillingdon

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Eastcote

Median resale price of houses each year here and across Hillingdon, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Hillingdon, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 22 counted signals point towards rising affluence against Hillingdon, 1 the other way and 18 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Income deprivation ranking
Homes selling
Benefit claims (DWP)

Falling behind the borough

Anti-social behaviour

Stations and schools nearby

Nearest stations

Eastcote Underground station, about a 4-minute walk from the neighbourhood's centre (270 m in a straight line).
South Ruislip Railway station, 2.4 km from the neighbourhood's centre in a straight line. About 2.3 trains an hour leave between 07:00 and 19:00 on a weekday: Chiltern Railways to London Marylebone (16 to 22 min) and High Wycombe (about 29 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Newnham Infant and Nursery School 440 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Apr 2024).
Nearest state secondary school Pinner High School 520 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Mar 2025).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Eastcote

What is the typical house price in Eastcote?

£727,500. Median resale price of houses in the neighbourhood, 2023-2025; +16% against 2017-2019.

How does Eastcote compare with the rest of Hillingdon?

Typical house price: 4th highest of 32 neighbourhoods in Hillingdon. Typical flat price: 5th highest of the 27 neighbourhoods in Hillingdon with enough flat sales for one. Average household income: the highest of 32 neighbourhoods in Hillingdon.

Is Eastcote an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Eastcote gentrifying?

Some signs. Weighted balance +0.13; 3 of 22 signals up, 1 down, against the borough.

What is the nearest station to Eastcote?

Eastcote. Underground station, about a 4-minute walk from the neighbourhood's centre (270 m in a straight line).

Which state schools are nearest to Eastcote?

Nearest state primary school. Newnham Infant and Nursery School. 440 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Apr 2024). Nearest state secondary school. Pinner High School. 520 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Mar 2025).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.