Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58600, -0.41240

HA5 2JD— Eastcote, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 13/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
82
Schools
60
Transport
13
Environment
72
Investment
27

The bottom line

HA5 2JD 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: 73 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 2JD

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 2JD

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA5 2JD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coteford Junior School

Not yet inspected · 2 min walk

KS2: 106.4

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 10 min walk

P8: +0.20A8: 54.1

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 · 61 min walk

3 primaries · 2 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)

1

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 1.7km

Crime is 13% 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£10,273/m²
Price per ft²£954/ft²
Avg floor area69.6 m²

EPC breakdown

C
6%
D
6%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 44%Terraced 6%Detached 50%

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£174,000
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)
RoofAverage thermal transmittance 0.2 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.4%

Total change

+310%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.9%

per year

Acceleration

+45.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Detached50%
Semi-detached44.4%
Terraced5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£175k£200k+14.6%1
Post-dot-com plateau2002–2004£343k£400k+16.8%1
Pre-crash peak2005–2007£298k£356k+19.3%2
Help-to-Buy recovery2013–2015£341k£585k+71.8%1
Brexit uncertainty2018–2018£585k£585k+0%1
Pandemic surge2020–2020£450k£450k+0%1
Rate-rise correction2022–2022£474k£474k+0%2
Current market2025–2025£715k£715k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
16.7 min walk
West Ruislip

Nearby stations

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

7

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★73 min
Victoria76 min ↑
Waterloo75 min ↑
Canary Wharf83 min ↑
City79 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 park206m
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: 18.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 1.8 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

ST MARTINS MEDICAL CENTRE

21 EASTCOTE ROAD, HA4 8BE

16 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalMount Vernon · 4.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Case Is Altered (686 m)

Nearest supermarketAldi · 1.2 km
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)

1.6km

Post office

Nearby shops

Budgens368 m

Nearby cafes

The Garden Cafe653 m

Nearby restaurants

The Woodman488 m

Nearby pubs

The Case Is Altered686 m

Nearby gyms

Highgrove Swimming Pool729 m
Food hygiene (5-star)64% of 22

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

EXPEDITE DISTRIBUTION UK LTD

Investment

Investment grade, yield and market outlook

27

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 score17/100
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

40.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,867m
Crossrail 2 route20,416m

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
No
Article 4 area
Yes
Listed buildings (800m)
9
Planning apps (12 months)
10
Planning apps (3 years)
9
Local approval rate
80%
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)
2
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

COTEFORD INFANT SITE, COTEFORD INFANT SITE, FORE STREET, HA513 homes
completed
61, 61, WENTWORTH DRIVE, HA5 2PX4 homes
completed
173, 173, Park Avenue, Ruislip, HA4 7UR2 homes
completed
1, 1, YEOMANS ACRE, RUISLIP, HA4 8BW2 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 2JD

Full postcodeHA5 2JD
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.585998
Longitude-0.412398
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