The bottom line
HA5 1FB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 61 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how HA5 1FB scores on each.
Toggle a question above to see how HA5 1FB meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA5 1FB
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Postcode Personality
“Strong, well-rated schools nearby”
How HA5 1FB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Newnham Junior School
Outstanding · Inspected Mar 2024 · 10 min walk
KS2: 109.6
Secondary
Bishop Ramsey Church of England School
Not yet inspected · Inspected Nov 2024 · 9 min walk
100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km
Childcare
Childcare
Hillview Nursery School
Not inspected · 48 min walk
4 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
89.8 incidents per 1,000 residents
+19% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: RAF Northolt Fire Station · 3.1km
Crime is +38% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 9 properties · Confidence: low
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
43
Walkability score
35
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
8
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Ruislip Woods SSSI — 2.9 km
Energy
Ground stability
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,570 hrs/yr
Sunshine
577 mm/yr
Rainfall
23.3°C
Summer avg
2.9°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE DEVONSHIRE LODGE PRACTICE
2A ABBOTSBURY GARDENS, HA5 1TG
3 min walk
77%
Recommend GP
77%
Overall GP experience
2
GPs within 1km
7
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
60
Parks (1km)
8
Restaurants (800m)
1
Cafes (800m)
2
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
10
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
273m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
37
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
34.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 24,980 nationally
1,503
Est. population
6,092/km²
57%
Employed
49%
Degree educated
£48,000
Median income
3.7%
Claimant rate
50
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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