Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58687, -0.40304

HA5 2FE— Eastcote, Hillingdon

Location and area intelligence for HA5 2FE, 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.

 

Safety 81/100Transport 18/100Low yield 2.39%
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Car-dependent area — limited public transport

Area score
47
Safety
81
Schools
—
Transport
18
Environment
51
Investment
34

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Location

HA5 2FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for HA5 2FE

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

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How HA5 2FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Coteford Infant School

Not yet inspected · 8 min walk

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.20A8: 54.1

Childcare

Childcare

Hillview Nursery School

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
→ Stable

-20% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences23%
Vehicle crime17%
Burglary4%
Drug offences3%
Theft3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.3km

Crime is 7% 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
Eastcote Underground StationMetropolitan line
14.6 min walk
South Ruislip

Nearby stations

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

20

Walkability score

59

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park51m
Santander docks (800m)0
Nearest cycle dock13.2 km

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: 18.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Ruislip Woods SSSI — 2.4 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

12 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAldi · 895 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

958m

Post office

Nearby shops

Budgens407 m
Tesco Express968 m

Nearby cafes

The Garden Cafe3 m

Nearby restaurants

The Woodman449 m
Perfect Pizza760 m
Virundhu817 m
Royal939 m

Nearby pubs

The Case Is Altered223 m
The Ascott909 m
Geo Bar993 m
Champers1.1 km

Nearby gyms

Highgrove Swimming Pool891 m
Lowlands Tennis Club979 m

Nearby pharmacies

Boots1.0 km
Food hygiene (5-star)67% of 18

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

34

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 score16/100
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

19.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,321m
Crossrail 2 route19,833m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,387 nationally

2,497

Est. population

5,467/km²

62%

Employed

47%

Degree educated

£46,000

Median income

3.1%

Claimant rate

SuburbanMedium densityEstablished mixed

50

Community stability

Age profile

24%
21%
23%
17%
15%
Under 1824%
18–3421%
35–4923%
50–6417%
65+15%

Tenure

29%
31%
18%
20%
Own outright29%
Own (mortgage)31%
Private rent18%
Social rent20%
Shared ownership2%
Rent free0%

Ethnicity

50%
23%
White British50%
White Other12%
Asian23%
Black6%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household18%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent20%
Private rent18%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
26
Planning apps (12 months)
12
Planning apps (3 years)
9
Local approval rate
92%
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)
9
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE RETREAT, 26, LAND AT THE RETREAT, 26, FIELD END ROAD, RUISLIP, HA54 homes
completed
52, 52, Field End Road, Eastcote, HA5 2QN2 homes
completed
30, 30, ST LAWRENCE DRIVE, EASTCOTE, HA5 2RU1 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 2FE

Full postcodeHA5 2FE
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.586869
Longitude-0.403042
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