Areas of West London: Buy-to-Let Property Investment Hotspots
West London stretches from the swish streets of Kensington and Chelsea to the leafy suburbs of outer London. It includes some of London’s most expensive streets plus good value property areas too. Here’s a guide to the best areas of West London to invest in a buy to let property.
Why Invest in West London?
West London includes the London boroughs of Brent, Ealing, Hammersmith & Fulham, Harrow, Hillingdon, Hounslow and Kensington & Chelsea. Kensington & Chelsea and Hammersmith & Fulham are close to central London and are busy and cosmopolitan. The outer boroughs are more suburban. West London is a great location for commuting into London but all the boroughs have lots of industry and commerce of their own with many big employers located here.
This is probably one of the best-connected places in the entire world! Heathrow Airport is one of the world’s busiest airports and is located in West London. There are also great connections by train and road into London and around the UK.
The new Crossrail or Elizabeth Line will have stations in West London at Acton Main Line, Ealing Broadway, West Ealing, Hanwell, Southall, Hayes & Harlington, West Drayton and Heathrow Airport. It could help boost the property market in nearby areas.
Places that West London is known for include Wembley Stadium, Chelsea FC’s Stamford Bridge, Notting Hill, Knightsbridge, Harrods, the Royal Albert Hall and several top London museums like the Victoria & Albert.
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Property Values in West London
The average property price across West London is currently around £663,000. That makes West London more expensive than North, South or East London for buying property. The most expensive West London borough is Kensington & Chelsea, while the cheapest area is Hounslow.
Averages can be misleading though: Hounslow and Hillingdon are amongst the cheapest London boroughs. While some areas of West London have many multi-million pound streets it’s still possible to find a property in West London (for example Hounslow) from as little as £150,000.
According to HM Land Registry, property prices across West London are currently: Brent average house price £522,324. Ealing average house price £506,143. Hammersmith & Fulham average house price £779,570. Harrow average house price £460,215. Hillingdon average house price £410,984. Hounslow average house price £408,632. Kensington & Chelsea average house price £1,346,456.
Rental Demand in West London
West London offers every type of rental opportunity for landlords. The areas of West London close to central London are popular with city workers, affluent UK and foreign residents and even celebrities. The areas of West London further to the west are popular with local residents, London commuters and also those who work at West London’s many large companies.
Lettings that are within TfL Zone 1 or Zone 2, and within a few minutes walk of a tube station or a railway station, are most in-demand by West London tenants who work in central London. The locations near one of the new Crossrail/Elizabeth Line stations should be sought after for rentals too.
Some West London areas have university campuses and so there is also a demand for student accommodation. The University of West London (UWL) has campuses at Brentford and Ealing. Brunel University London is in Uxbridge.
Figures from the Home.co.uk Market Rent Summary show that the average rents across North London boroughs are: Brent average rent £2,141 PCM. Ealing average rent £1,735 PCM. Hammersmith & Fulham average rent between £2,662 PCM and £2,732 PCM. Harrow average rent £1,323 PCM. Hillingdon average rent £1,243 PCM. Hounslow average rent £1,321 PCM. Kensington & Chelsea average rent between £4,079 PCM and £4,859 PCM.
West London yields can vary considerably depending on property prices in the area. According to property xyz West London average yields are around 3.2%, although it is possible to find higher yields in some areas.
Property Investment in West London
Here’s our guide to property investment across the different boroughs of West London.
Population: 329,700 approximately
Average House Price: £522,324
The London Borough of Brent is north-west of central London. Brent is administered by Brent Council. Although convenient for central London Brent is a suburban borough that is popular with those who want more space. As well as being residential Brent is a busy light industrial and commercial area too.
Areas of Brent include Alperton, Harlesden, Kilburn, Neasden, Wembley and Willesden. The parts of Brent that are close to the more expensive London boroughs like Camden, Kensington & Chelsea and Westminster tend to have higher-priced property.
Brent is covered by the HA0, HA1, HA3, HA7, HA8, HA9, NW2, NW6, NW9, NW10, UB6, W5, W9 and W10 postcodes.
Brent has good road transport links using the A40, A5, A406 North Circular Road and M1 motorway. There are also good public transport links using the London Underground Metropolitan, Jubilee, Bakerloo or Piccadilly Lines, London Overground and Transport for London buses.
The huge Park Royal Industrial Area where around 43,000 people work in 1,700 businesses is largely in Brent.
The world-famous Wembley Stadium, where top football matches including England home games and the FA Cup Final are held is located in Brent, as is Wembley Arena.
Gross average rental yields in Brent (based on HA9 Wembley postcode) are 4%.
Population: 341,000 approximately
Average House Price: £506,143
The London Borough of Ealing is around 10 miles west of central London. The town of Ealing itself has a population of around 85,000 but the borough has a population of around 341,000.
Ealing is often known as the Queen of Suburbs. Ealing developed fast from the 1800s as a popular London commuter area, which it remains today. Central Ealing itself has great local amenities and a busy social scene with many bars and restaurants and so has become an even more popular part of London to live in recent years.
Ealing has some expensive districts but also some good value locations. Other areas in Ealing borough include Acton, Greenford, Hanwell, Northolt, Perivale and Southall.
Ealing is covered by the HA0, HA1, HA2, NW10, TW5, TW7, TW8, UB1, UB4, UB5, UB6, W3, W4, W5, W7, W12, and W13 postcodes.
Ealing is said to be one of the best-connected places in London, with trains to everywhere! Ealing has stations on the London Underground Central Line, Piccadilly Line and District Line and the London Overground. It has national rail services into London and to Slough, Reading, Oxford, Bristol and elsewhere.
Central London is just 7 minutes from Ealing Broadway station by the fastest train. The new Crossrail/Elizabeth Line will have several stations in Ealing borough and will make Ealing even better connected.
Ealing is also home of Ealing Studios, said to be the oldest film studios in the world.
Gross average rental yields in Ealing (based on Ealing centre itself) are 3.1%.
Here’s a more detailed report, we put together, on the best areas of Ealing to invest in buy-to-let.
Hammersmith and Fulham
Population: 185,000 approximately
Average House Price: £779,570
The London Borough of Hammersmith and Fulham is just to the west of central London. Hammersmith and Fulham is a busy inner London borough. Local services are provided by the London Borough of Hammersmith and Fulham Council.
Areas of Hammersmith and Fulham include Chelsea Harbour, East Acton, Fulham, Hammersmith, Old Oak Common, Parsons Green, Shepherd’s Bush, West Kensington and White City.
Hammersmith & Fulham is on average one of London’s most expensive areas for average property prices and there are some very expensive streets – especially in locations close to the River Thames. But there are some areas that are relatively affordable compared to other areas close to central London. Hammersmith & Fulham buy to let apartment prices start at around £200,000.
A major regeneration scheme said to be Europe’s largest regeneration scheme, set around a new station for the future HS2 railway is underway at Old Oak Common and Park Royal.
Hammersmith & Fulham is covered by the NW10, SW5, SW6, SW10, SW11, SW13, SW15, W3, W4, W6, W11, W12 and W14 postcodes.
Hammersmith and Fulham have great public transport links particularly on the London Underground and London Overground network. Many parts of Hammersmith and Fulham have good cycling and walking access into central London too.
Hammersmith and Fulham is home to many large national and multinational companies and public organisations which provide many jobs and boost the demand for rented property. Major London hospital Charing Cross Hospital is here as is the Hammersmith Apollo and Shepherd’s Bush Empire music venues, the large Westfield London shopping mall and the London Olympia exhibition centre. Football clubs Chelsea FC, Fulham FC and Queen’s Park Rangers FC are located in the area.
Gross average rental yields in this area are 2.8% in Hammersmith and 2.5% in Fulham.
Population: 251,100 approximately
Average House Price: £460,215
The London Borough of Harrow is north-west of central London and is an outer London borough. Harrow borough is popular with those who want to live within easy reach of London but in a quieter suburban location. Harrow fringes the county of Hertfordshire and is semi-rural in parts and not at all like London.
Harrow is administered by Harrow Council and includes the separate towns of Harrow itself plus Harrow Weald, Harrow on the Hill, Pinner, South Harrow, Stanmore and West Harrow.
Harrow is covered by the HA0, HA1, HA2, HA3, HA4, HA5, HA6, HA7, HA8, NW9, UB5, UB6, WD6, WD19 and WD23 postcodes.
Harrow has particularly good transport links using London Underground, London Overground, London buses and national rail services including from Harrow and Wealdstone Station and Harrow on the Hill Station. That makes Harrow a popular location for London commuters to buy and to rent. Central London can be reached in less than 15 minutes by train from some parts of Harrow.
Harrow is well known for Harrow School. Harrow School is a famous independent boarding school which dates back to 1572.
Gross average rental yields in Harrow (based on Harrow itself) are around 3.6%.
Population: 306,800 approximately
Average House Price: £410,984
The London Borough of Hillingdon is in an outer London borough fringing the counties of Buckinghamshire and Hertfordshire. Some areas of Hillingdon, especially along the Colne Valley, are semi-rural and not at all like London.
As well as being a popular residential area Hillingdon is a busy commercial area. London Heathrow Airport is within Hillingdon making the borough a popular place for airport workers to live. Many companies who operate at Heathrow Airport have major bases in Hillingdon, including British Airways. Heathrow Airport says it is the UK’s largest single-site employer and supports over 110,000 jobs overall.
Separate areas within Hillingdon include Harmondsworth, Harlington, Hayes, Northwood Hills, Ruislip, Uxbridge, West Drayton and Yiewsley.
Hillingdon is covered by the HA2, HA4, HA5, HA6, SL0, SL3, TW4, TW5, TW6, TW14, TW19, UB1, UB2, UB3, UB4, UB5, UB7, UB8, UB9, UB10, UB11, WD3 and WD19 postcodes.
Hillingdon has good transport links with many London Underground and national rail stations in the area. It also has particularly good road links to the A40, M4 and M25 for those who work around the region.
One advantage of Hillingdon is that, although close to Heathrow Airport, it isn’t on the flight path so isn’t affected by aircraft noise as some West and South London locations are. Plans for Heathrow’s third runway could affect some parts of the area in the longer term, however.
Gross average rental yields in Hillingdon (based on Hillingdon itself) are 3.1%.
Population: 271,000 approximately
Average House Price: £408,632
The London Borough of Hounslow stretches from the fringes of inner London to the edge of outer London and the Surrey border. Hounslow has a very mixed residential property market. The areas closest to inner London and the River Thames like Chiswick are high property price hotspots. The areas of Hounslow further out have some of London’s cheaper property.
Hounslow is also an important commercial and light industrial area with many companies and major employers located in the borough. London Heathrow Airport is on the edge of Hounslow, making Hounslow a convenient place for airport workers to live.
Areas of Hounslow include Brentford, Chiswick, Cranford, Feltham, Heston, Hounslow, Isleworth, Osterley and Turnham Green.
Hounslow is covered by the SW13, TW1, TW2, TW3, TW4, TW5, TW6, TW7, TW8, TW9, TW12, TW13, TW14, TW15, TW16, TW19, UB2, UB3, W3, W4, W5, W6, W7 and W12 postcodes.
Hounslow is on - or close by - the M3, M4, A4 and A30 for regional commuters. It has good rail connections with national rail services plus London Overground and London Underground.
Gross average rental yields in Hounslow (based on TW3 postcode) are 3.5%.
Kensington and Chelsea
Population: 156,000 approximately
Average House Price: £1,346,456
Kensington & Chelsea, or The Royal Borough of Kensington & Chelsea as it is correctly known, fringes the edge of central London and is a densely populated inner London borough.
Kensington & Chelsea is one of London’s and also one of the UK’s most affluent areas. It is home to many multi-million pound houses and apartments, luxury shops, foreign embassies and is popular with wealthy residents not only from London but from around the world.
Areas of Kensington and Chelsea include part of Belgravia, Bayswater, Brompton, Chelsea Harbour, Holland Park, Knightsbridge, Ladbroke Grove, South Kensington (or South Ken as it is known), West Kensington, and Notting Hill which is famous for the Notting Hill Carnival, as well as the film Notting Hill! All areas of Kensington & Chelsea have great transport links into central London and some are within cycling or walking distance.
Kensington & Chelsea is covered by the NW10, SW3, SW5, SW6, SW7, SW8, SW10, SW11, SW1W, SW1X, W2, W8, W9, W10, W11, W12 and W14 postcodes.
Kensington and Chelsea attract many tourists who come to visit the sights, shops and museums here. Places of interest in the borough include famous department store Harrods, Kensington Palace, the Royal Albert Hall, the Royal Hospital, Natural History Museum, the Science Museum and Victoria and Albert Museum. Imperial College London is in South Kensington while London’s famous Hyde Park is on the edge of the borough.
High average property prices in Kensington and Chelsea make good yields hard to find in the borough. Gross average rental yields in this area are 1.7% in Kensington and 2.2% in Chelsea.
Is Richmond-upon-Thames in West London or South London?
This is something that even many people who live in London argue about! Parts of the London Borough of Richmond-upon-Thames are technically in West London as they are west and north of the River Thames, not south of it. As Richmond itself is south of the River Thames it’s considered a South London borough by many, however.
See our article here, for more information on the best areas of South London to invest in buy-to-let.