Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58361, -0.40896

HA5 2ER— Eastcote, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 19/100Low yield 2.39%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
82
Schools
60
Transport
19
Environment
72
Investment
33

The bottom line

HA5 2ER 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 catches: 61 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA5 2ER 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 2ER meets your needs.

Location

HA5 2ER

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 2ER

🛡️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 2ER with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA5 2ER has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coteford Infant School

Not yet inspected · 2 min walk

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 7 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 57 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.0km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area72 m²

EPC breakdown

E
1%

Based on 1 properties · Confidence: very_low

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£180,000
Rebuild cost per m²£2,500/m²

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

Price Trajectory

1995–2021 · CAGR

+9.7%

Total change

+1004%

Market Activity

Price Velocity & Acceleration

Current Velocity

+330.8%

per year

Acceleration

+271.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached25%
Terraced75%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£89k£142k+60.5%1
Pre-crash peak2005–2005£228k£228k+0%1
Pandemic surge2021–2021£980k£980k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip Manor Underground StationMetropolitan line
13.8 min walk
South Ruislip

Nearby stations

Eastcote Underground StationMetropolitan · Piccadilly
14 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
15 min walk
Ruislip Underground StationPiccadilly · Metropolitan
20 min walk
Northwood Hills Underground StationMetropolitan
24 min walk
Pinner Underground StationMetropolitan
27 min walk
No bus stops within 400m

19

Walkability score

41

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park328m
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 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: 18.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
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: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

12 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalMount Vernon · 4.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.4 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)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Case Is Altered (690 m)

Nearest supermarketAldi · 840 m
2 tennis courts1 swimming pools1 sports halls

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)

875m

Post office

Nearby shops

Budgens141 m

Nearby cafes

The Garden Cafe547 m

Nearby restaurants

The Woodman651 m
Perfect Pizza705 m
Virundhu776 m
Royal861 m

Nearby pubs

The Case Is Altered690 m
The Ascott816 m

Nearby gyms

Highgrove Swimming Pool425 m
Food hygiene (5-star)62% of 21

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

29.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,540m
Crossrail 2 route20,107m

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)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
89%
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)
1
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX385 homes
completed
HIGHGROVE POOL OVERFLOW CAR PARK, HIGHGROVE POOL OVERFLOW CAR PARK, HUME WAY, HA424 homes
completed
HIGHGROVE HOUSE, HIGHGROVE HOUSE, EASTCOTE ROAD, RUISLIP, HA4 8FH16 homes
completed
COTEFORD INFANT SITE, COTEFORD INFANT SITE, FORE STREET, HA513 homes
completed
HIGHGROVE HOUSE ANNEX, HIGHGROVE HOUSE ANNEX, EASTCOTE ROAD, RUISLIP, HA412 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

Live in HA5 2ER? 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 2ER.
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 2ER

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

No spam. Unsubscribe anytime.

Key facts for HA5 2ER

Full postcodeHA5 2ER
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.583613
Longitude-0.408959
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