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Neighbourhood · Rugby

Hillmorton: house prices and how the area is changing

Official figures for the Hillmorton neighbourhood of Rugby, England (ONS area Rugby 010). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes CV21, CV22, CV23. Figures that read a point use the neighbourhood's centre, near CV21 4EW.

A neighbourhood with below-average incomes, showing some signs of gentrification

Hillmorton is a neighbourhood with below-average incomes; it shows some signs of gentrification against Rugby (4 of 21 signals rising, none falling). Houses here typically resell for £280,000 (median resale price, 2023-2025). Recorded crime is lower than across Rugby (0.7 times the borough's rate), schools nearby are improving faster than the council's and the nearest railway station, Rugby, is 2.9 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£280,000

Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

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 +0.18; 4 of 21 signals up, 0 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

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

Deprivation

Decile 3 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 3 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£54,200

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

Source: Office for National Statistics

Recorded crime

0.7 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

Faster than the council's

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

Source: Ofsted, Department for Education

Where Hillmorton sits in Rugby

  • Typical house price: 5th lowest of 13 neighbourhoods in Rugby
  • Average household income: 6th lowest of 13 neighbourhoods in Rugby

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 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 Hillmorton

House prices: Hillmorton against Rugby: This neighbourhood £48k (1995) to £287k (2026); Rugby £47k (1995) to £285k (2026).£79k£268k2026202120162011200620011995This neighbourhood£287kRugby£285k
Median resale price of houses each year here and across Rugby, 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 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

4 of 21 counted signals point towards rising affluence against Rugby, 0 the other way and 17 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

  • Anti-social behaviour
  • Schools improving
  • Homes improving their energy rating
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Rugby Railway station, 2.9 km from the neighbourhood's centre in a straight line. About 10 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern and Avanti West Coast to London Euston (49 to 70 min) and Birmingham New Street (33 to 38 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 English Martyrs Catholic Primary School 350 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jun 2025).
  • Nearest state secondary school Ashlawn School 790 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jun 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 Hillmorton

What is the typical house price in Hillmorton?

£280,000. Median resale price of houses in the neighbourhood, 2023-2025; +22% against 2017-2019.

How does Hillmorton compare with the rest of Rugby?

Typical house price: 5th lowest of 13 neighbourhoods in Rugby. Average household income: 6th lowest of 13 neighbourhoods in Rugby.

Is Hillmorton an affluent area?

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

Is Hillmorton gentrifying?

Some signs. Weighted balance +0.18; 4 of 21 signals up, 0 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

What is the nearest station to Hillmorton?

Rugby. Railway station, 2.9 km from the neighbourhood's centre in a straight line. About 10 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern and Avanti West Coast to London Euston (49 to 70 min) and Birmingham New Street (33 to 38 min).

Which state schools are nearest to Hillmorton?

Nearest state primary school. English Martyrs Catholic Primary School. 350 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jun 2025). Nearest state secondary school. Ashlawn School. 790 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jun 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.