Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59759, -0.40527

HA5 2DB— Northwood Hills, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 30/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
68
Safety
87
Schools
60
Transport
30
Environment
46
Investment
29

The bottom line

HA5 2DB 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: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 2DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA5 2DB

🛡️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 2DB 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 · 3 min walk

KS2: 106.7

—

Secondary

Northwood School

Not yet inspected · 7 min walk

P8: +0.80A8: 56.9

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 64 min walk

2 primaries · 3 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: Ruislip Fire Station (G32) · 2.4km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,313/m²
Price per ft²£587/ft²
Avg floor area59.4 m²

EPC breakdown

C
2%
D
10%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 12%Flat 85%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£148,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+6%

Total change

+481%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.4%

per year

Acceleration

-22.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached12%
Flat/maisonette88%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£127k+96.9%1.8
Post-dot-com plateau2001–2004£129k£179k+38.9%1.8
Pre-crash peak2006–2006£196k£196k+0%2
GFC & correction2008–2008£245k£245k+0%1
Help-to-Buy recovery2014–2015£260k£375k+44.2%1
Brexit uncertainty2018–2018£338k£338k+0%2
Pandemic surge2020–2020£353k£353k+0%2
Rate-rise correction2022–2022£405k£405k+0%1
Current market2025–2025£375k£375k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
7.3%
District
7.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
4.9 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
6 min walk
Pinner Underground StationMetropolitan
22 min walk
Northwood Underground StationMetropolitan
25 min walk
Eastcote Underground StationMetropolitan · Piccadilly
30 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
35 min walk
No bus stops within 400m

29

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City65 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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park319m
Santander docks (800m)0
Nearest cycle dock13.7 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: 18.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.2 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

ACRE SURGERY

NEAL CLOSE, ACRE WAY, HA6 1TQ

11 min walk

57%

Recommend GP

57%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 3.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

26

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (455 m)

Nearest supermarketNorthwood Hills Supermarket · 528 m
2 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)

402m

Post office

Nearby shops

Tesco Express336 m
Northwood Local393 m
Wenzel's395 m
Co-op Food459 m

Nearby cafes

Cafe Hills406 m
Cha Cha Chai505 m
Krave540 m
Costa560 m

Nearby restaurants

Hot House Pizza369 m
Zeenat383 m
Shah's Halal Food390 m
Cinnamon Garden399 m

Nearby pubs

The Three Wishes455 m
The Case Is Altered980 m

Nearby gyms

Trojan Fitness372 m
Fit Club450 m

Nearby pharmacies

Ross Pharmacy574 m

Nearby health

Tiggasmile Northwood421 m
DNTL427 m
Northwood Hills Dental Practice796 m
Food hygiene (5-star)50% of 64

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

29

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 score24/100
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

63.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,997m
Crossrail 2 route20,398m

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)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
12
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)
21
Largest scheme
64 homes · 117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY
Pipeline pressure
NONE

Named schemes (500m)

Land between, 72-74, Land between, 72-74, Tolcarne Drive, HA5 2DQ3 homes
completed
1, 1, Harlyn Drive, Pinner, HA5 2DF3 homes
completed
73, 73, Ryefield Crescent, Northwood Hills, HA5 2DH2 homes
completed
LAND AT THE REAR OF HAWTHORNE COURT AND TOLCARNE DRIVE,, LAND AT THE REAR OF HAWTHORNE COURT AND TOLCARNE DRIVE,, RYEFIELD CRESCENT,, NORTHWOOD, HA6 1RL1 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 2DB

Full postcodeHA5 2DB
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.597591
Longitude-0.405265
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