Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59449, -0.39833

HA5 2BT— Northwood Hills, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 19/100Low yield 2.39%

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
87
Schools
90
Transport
19
Environment
45
Investment
35

The bottom line

HA5 2BT 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.

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Location

HA5 2BT

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 2BT

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA5 2BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harlyn Primary School

Not yet inspected · Inspected Dec 2024 · 5 min walk

KS2: 106.7

★★

Secondary

UTC Heathrow

Good · Inspected Feb 2023 · 14 min walk

P8: -1.57A8: 30.1

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 · 57 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 · 2.2km

Crime is 56% below London average

Property

Prices, sales volume and market trends

Avg floor area121.5 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 75%Detached 25%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£303,750
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, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2023 · CAGR

+6.2%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

+21.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Detached25%
Semi-detached75%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£240k£265k+10.4%1
Pre-crash peak2006–2006£325k£325k+0%1
GFC & correction2011–2011£475k£475k+0%1
Help-to-Buy recovery2014–2014£470k£470k+0%1
Brexit uncertainty2017–2018£749k£745k-0.5%1
Rate-rise correction2023–2023£900k£900k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
11.9 min walk
Hatch End

Nearby stations

Northwood Hills Underground StationMetropolitan
13 min walk
Pinner Underground StationMetropolitan
15 min walk
Eastcote Underground StationMetropolitan · Piccadilly
25 min walk
Northwood Underground StationMetropolitan
32 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
32 min walk
No bus stops within 400m

8

Walkability score

18

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park316m
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 waterMEDIUM
Medium
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 AONB10% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.7 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

HPCT CAS OPHTHALMOLOGY TP

WESTBURY HOUSE, 1ST FLOOR, 23-25 BRIDGE STREET, HA5 3HR

13 min walk

0

GPs within 1km

1

Dentists within 1km

2

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

29

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Case Is Altered (728 m)

Nearest supermarketNorthwood Hills Supermarket · 1.1 km
1 tennis courts1 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)

992m

Post office

Nearby shops

A. J's News510 m

Nearby cafes

The Garden Cafe908 m

Nearby restaurants

Fletchers fish bar505 m
Smokin Lad516 m
Domino's556 m
The Woodman877 m

Nearby pubs

The Case Is Altered728 m

Nearby gyms

Pinner West End Lawn Tennis Club770 m

Nearby health

DNTL868 m
Food hygiene (5-star)67% of 12

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

COLOURCAR LTD
SKYABODE LTD
SLAP-DASH DESIGNS LIMITED

Investment

Investment grade, yield and market outlook

35

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 low.

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

42.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,411m
Crossrail 2 route19,823m

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)
9
Planning apps (12 months)
8
Planning apps (3 years)
7
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
159 homes · Garages Rear Of 43 Greenway, 1 - 110, Mill Farm Close, Pinner, HA5 3SL
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
TANWORTH GARDENS, RICKMANSWORTH ROAD, HA5 3TH14 homes
completed
7, 7, Rickmansworth Road, Pinner, HA5 3TF4 homes
completed
1 The Circuits Pinner HA5 2BD, 1, 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

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Key facts for HA5 2BT

Full postcodeHA5 2BT
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.594493
Longitude-0.398328
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