Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59925, -0.40791

HA5 2DH— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 81/100Transport 34/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
60
Safety
81
Schools
60
Transport
34
Environment
51
Investment
33

The bottom line

HA5 2DH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 2DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for HA5 2DH

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA5 2DH 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 · 6 min walk

KS2: 106.7

—

Secondary

Northwood School

Not yet inspected · 5 min walk

P8: +0.80A8: 56.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 68 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.0 incidents per 1,000 residents

Better than 51% of London
→ Stable

-15% vs borough

Crime by type

Anti-social behaviour32%
Other29%
Violence & sexual offences18%
Burglary9%
Drug offences4%
Vehicle crime4%
Theft2%
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) · 2.3km

Crime is 2% 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£7,095/m²
Price per ft²£659/ft²
Avg floor area59.5 m²

EPC breakdown

C
12%
D
30%
E
4%

Based on 46 properties · Confidence: high

Street mix

Semi 8%Terraced 2%Flat 81%Other 9%

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£148,750
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 DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

+44.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached8.5%
Terraced2.1%
Flat/maisonette89.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£111k+85.8%2
Post-dot-com plateau2001–2004£134k£160k+19.4%3.5
Pre-crash peak2005–2007£199k£225k+13.1%2.7
GFC & correction2008–2010£228k£88k-61.6%1
Help-to-Buy recovery2013–2016£200k£300k+50.4%1.5
Brexit uncertainty2018–2018£300k£300k+0%1
Pandemic surge2021–2021£370k£370k+0%1
Rate-rise correction2022–2023£370k£320k-13.4%1.5
Current market2025–2025£420k£420k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
7.5%
District
6.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
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
1.8 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
2 min walk
Northwood Underground StationMetropolitan
21 min walk
Pinner Underground StationMetropolitan
25 min walk
Eastcote Underground StationMetropolitan · Piccadilly
33 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
37 min walk
No bus stops within 400m

50

Walkability score

25

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 park90m
Santander docks (800m)0
Nearest cycle dock13.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 19.0 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 16%
More green space than 86% of London

Nearest SSSI: Ruislip Woods SSSI — 2.1 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

8 min walk

57%

Recommend GP

57%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 3.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

26

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

9

Convenience

Nearest supermarketNorthwood Hills Supermarket · 275 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

143m

Post office

Nearby shops

Tesco Express113 m
Wenzel's137 m
Northwood Local151 m
Co-op Food203 m

Nearby cafes

Cafe Hills146 m
Cha Cha Chai249 m
Krave296 m
Costa312 m

Nearby restaurants

Hot House Pizza122 m
Zeenat128 m
Shah's Halal Food132 m
Cinnamon Garden140 m

Nearby pubs

The Three Wishes199 m

Nearby gyms

Trojan Fitness123 m
Fit Club193 m

Nearby pharmacies

Ross Pharmacy327 m

Nearby health

Tiggasmile Northwood164 m
DNTL347 m
Northwood Hills Dental Practice538 m
Precision Smiles815 m
Food hygiene (5-star)48% of 62

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

DENFLO LTD
M&M RAILWAY SERVICES LTD
P&S TAILING SERVICES LTD
PJK CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

33

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

High

Demand

Low

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

54.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,246m
Crossrail 2 route20,637m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,067 nationally

2,031

Est. population

5,203/km²

63%

Employed

44%

Degree educated

£45,000

Median income

3.9%

Claimant rate

SuburbanMedium densityEstablished mixed

38

Community stability

Age profile

24%
21%
24%
17%
14%
Under 1824%
18–3421%
35–4924%
50–6417%
65+14%

Tenure

24%
21%
39%
17%
Own outright24%
Own (mortgage)21%
Private rent39%
Social rent17%
Shared ownership0%

Ethnicity

35%
16%
30%
White British36%
White Other16%
Asian30%
Black8%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household27%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
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)
14
Largest scheme
64 homes · 117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY
Pipeline pressure
NONE

Named schemes (500m)

117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY64 homes
completed
EVANGELICAL CHURCH SITE, EVANGELICAL CHURCH SITE, WINDSOR CLOSE, HA621 homes
completed
34, 34, PINNER ROAD, HA6 1BU12 homes
completed
Rear of 53-55, Rear of 53-55, The Broadway, Joel Street, Northwood, HA6 1NZ7 homes
completed
Rear of, 83 - 91, Rear of, 83 - 91, Joel Street, HA65 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 2DH

Full postcodeHA5 2DH
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.599254
Longitude-0.407907
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