Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58859, -0.40611

HA5 2EG— Eastcote, Hillingdon

Location and area intelligence for HA5 2EG, Eastcote, Hillingdon

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 82/100Transport 16/100Low yield 2.39%
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Strong schools, limited transport — ideal for car-owning families

Area score
57
Safety
82
Schools
90
Transport
16
Environment
72
Investment
33

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Location

HA5 2EG

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-13.0% vs London avg

Deep-dive guides for HA5 2EG

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

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How HA5 2EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Coteford Junior School

Not yet inspected · 5 min walk

KS2: 106.4

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 11 min walk

P8: -0.16A8: 48.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 58 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
→ Stable

-25% vs borough

Crime by type

Anti-social behaviour27%
Other25%
Violence & sexual offences23%
Vehicle crime14%
Burglary5%
Drug offences4%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.1km

Crime is 13% below London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
16.1 min walk
South Ruislip

Nearby stations

Northwood Hills Underground StationMetropolitan
17 min walk
Eastcote Underground StationMetropolitan · Piccadilly
18 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
22 min walk
Pinner Underground StationMetropolitan
22 min walk
Ruislip Underground StationPiccadilly · Metropolitan
28 min walk
No bus stops within 400m

20

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria64 min ↑
Waterloo64 min ↑
Canary Wharf71 min ↑
City67 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park17m
Santander docks (800m)0
Nearest cycle dock13.4 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: 18.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

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

THE DEVONSHIRE LODGE PRACTICE

2A ABBOTSBURY GARDENS, HA5 1TG

15 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&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.2 km
2 tennis courts1 swimming pools

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)

1.3km

Post office

Nearby shops

Budgens460 m

Nearby cafes

The Garden Cafe283 m

Nearby restaurants

The Woodman163 m
Perfect Pizza1.0 km
Virundhu1.1 km

Nearby pubs

The Case Is Altered175 m

Nearby gyms

Highgrove Swimming Pool1.0 km
Food hygiene (5-star)56% of 25

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

A

High street health

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 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 score18/100
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

29.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,596m
Crossrail 2 route20,097m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,308 nationally

1,679

Est. population

4,668/km²

60%

Employed

41%

Degree educated

£46,000

Median income

2.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

24%
13%
23%
20%
20%
Under 1824%
18–3413%
35–4923%
50–6420%
65+20%

Tenure

36%
37%
13%
Own outright36%
Own (mortgage)37%
Private rent13%
Social rent13%
Shared ownership0%

Ethnicity

60%
20%
White British60%
White Other10%
Asian20%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine16%
No car household15%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Social rent13%
Private rent13%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
25
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
91%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE SHIP INN PH, LAND AT THE SHIP INN PH, JOEL STREET, HA618 homes
completed
ASCOTT COURT DINING CENTRE, ASCOTT COURT DINING CENTRE, FARMLANDS, EASTCOTE, HA5 2LL3 homes
completed
92, 92, Mount Park Road, Eastcote, HA5 2JU1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.7%
Ward turnout
42%
Election year
2022
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Nick DenysConservative
Becky HaggarConservative
Ian Kevin EdwardsConservative

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Key facts for HA5 2EG

Full postcodeHA5 2EG
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.588592
Longitude-0.406114
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