Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59325, -0.39902

HA5 2BS— Northwood Hills, Hillingdon

Location and area intelligence for HA5 2BS, Northwood Hills, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 18/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
58
Safety
87
Schools
60
Transport
18
Environment
47
Investment
28

The bottom line

HA5 2BS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 65 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 2BS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA5 2BS meets your needs.

Location

HA5 2BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for HA5 2BS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA5 2BS with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA5 2BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harlyn Primary School

Not yet inspected · Inspected Dec 2024 · 5 min walk

KS2: 106.7

—

Secondary

Northwood School

Not yet inspected · 15 min walk

P8: +0.80A8: 56.9

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 56 min walk

2 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

28.5 incidents per 1,000 residents

Better than 80% of London
→ Stable

-62% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour19%
Burglary17%
Other15%
Vehicle crime11%
Theft4%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.3km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA5 district median

£679,000

Based on 73 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,736/m²
Price per ft²£719/ft²
Avg floor area136.1 m²

EPC breakdown

B
3%
C
3%
D
9%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 43%Detached 54%Other 4%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£340,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.7%

Total change

+319%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.0%

per year

Acceleration

+37.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 27 sales

Property Type Mix

Total: 27 sales

Detached55.6%
Semi-detached44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£250k£250k+0%2
Post-dot-com plateau2002–2004£373k£430k+15.5%2.5
Pre-crash peak2006–2006£540k£540k+0%1
GFC & correction2008–2012£545k£578k+6%1.2
Help-to-Buy recovery2013–2015£460k£605k+31.5%1.3
Brexit uncertainty2017–2019£650k£735k+13.1%1.7
Pandemic surge2020–2020£675k£675k+0%1
Rate-rise correction2022–2023£980k£845k-13.8%1
Current market2025–2025£1.05m£1.05m+0%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+-1.2% alpha

Weakest performer

Semi-detached

-2.2% alpha

Detached-1.2% α
Local
3.6%
District
4.8%
Semi-detached-2.2% α
Local
4.3%
District
6.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Northwood Hills Underground StationMetropolitan line
12.7 min walk
Hatch End

Nearby stations

Northwood Hills Underground StationMetropolitan
14 min walk
Pinner Underground StationMetropolitan
15 min walk
Eastcote Underground StationMetropolitan · Piccadilly
23 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
30 min walk
Northwood Underground StationMetropolitan
33 min walk
No bus stops within 400m

8

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★65 min
Victoria66 min ↑
Waterloo67 min ↑
Canary Wharf75 min ↑
City72 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park462m
Santander docks (800m)0
Nearest cycle dock13.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.6 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

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

Solar yield853.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE DEVONSHIRE LODGE PRACTICE

2A ABBOTSBURY GARDENS, HA5 1TG

20 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Case Is Altered (585 m)

Nearest supermarketNorthwood Hills Supermarket · 1.2 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

A. J's News650 m

Nearby cafes

The Garden Cafe762 m

Nearby restaurants

Fletchers fish bar644 m
Smokin Lad656 m
Domino's695 m
The Woodman755 m

Nearby pubs

The Case Is Altered585 m

Nearby gyms

Pinner West End Lawn Tennis Club739 m

Nearby health

DNTL973 m
Food hygiene (5-star)58% of 12

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ARIA HOUSING PVT LTD
BLUE DOOR 54 LIMITED
CUMBERLAND MANAGEMENT SERVICES LIMITED
DEVONSHIRE PLAZA LIMITED
GLOBE FOODS NORTHERN LTD

+9 more

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

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 moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,390m
Crossrail 2 route19,817m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,918 nationally

1,859

Est. population

3,459/km²

61%

Employed

52%

Degree educated

£46,000

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

23%
13%
23%
20%
21%
Under 1823%
18–3413%
35–4923%
50–6420%
65+21%

Tenure

44%
36%
17%
Own outright44%
Own (mortgage)36%
Private rent17%
Social rent3%
Rent free0%

Ethnicity

43%
37%
White British43%
White Other12%
Asian37%
Black3%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household10%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent17%
Social rent2%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Planning apps (12 months)
9
Planning apps (3 years)
10
Local approval rate
100%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
60 homes · BLOCK C, GOVERNMENT BUILDINGS, BLOCK C, GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA5
Pipeline pressure
NONE

Named schemes (500m)

BLOCK C, GOVERNMENT BUILDINGS, BLOCK C, GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA560 homes
completed
BLOCK A GOVERNMENT BUILDINGS, BLOCK A GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA542 homes
completed
2, 2, Raisins Hill, Eastcote, HA5 2BS2 homes
completed
1 The Circuits Pinner HA5 2BD, 1, The Circuits, Pinner, HA5 2BD2 homes
completed
6, 6, The Circuits, Pinner, HA5 2BD2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.6%
Ward turnout
35%
Election year
2022
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Jonathan Philip Simon BiancoConservative
Kishan Hitesh BhattConservative

Live in HA5 2BS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA5 2BS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track HA5 2BS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA5 2BS

Full postcodeHA5 2BS
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.593253
Longitude-0.399022
Parliamentary constituencyRuislip, Northwood and Pinner
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey