Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59453, -0.41593

HA5 2NA— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 24/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
80
Schools
90
Transport
24
Environment
72
Investment
26

The bottom line

HA5 2NA 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: 60 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 2NA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for HA5 2NA

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA5 2NA 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 · 10 min walk

KS2: 106.4

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 2 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 · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.2 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour20%
Other17%
Vehicle crime10%
Drug offences7%
Burglary7%
Theft3%
Robbery2%

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) · 1.6km

Crime is +2% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,884/m²
Price per ft²£640/ft²
Avg floor area65 m²

EPC breakdown

C
8%
D
3%

Based on 11 properties · Confidence: medium

Street mix

Terraced 85%Flat 15%

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£162,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2025 · CAGR

+6.8%

Total change

+538%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.5%

per year

Acceleration

+7.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Terraced84.6%
Flat/maisonette15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£76k£76k+0%1
Post-dot-com plateau2002–2004£177k£218k+22.9%1
GFC & correction2008–2011£247k£200k-19%1.3
Help-to-Buy recovery2016–2016£400k£400k+0%1
Pandemic surge2021–2021£433k£433k+0%2
Current market2024–2025£443k£485k+9.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
9.7 min walk
West Ruislip

Nearby stations

Northwood Hills Underground StationMetropolitan
10 min walk
Northwood Underground StationMetropolitan
24 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
30 min walk
Eastcote Underground StationMetropolitan · Piccadilly
30 min walk
Pinner Underground StationMetropolitan
30 min walk
No bus stops within 400m

13

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria63 min ↑
Waterloo63 min ↑
Canary Wharf70 min ↑
City66 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park60m
Santander docks (800m)0
Nearest cycle dock14.2 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: 19.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 1.5 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

ADHD ASSESSMENT AND TREATMENT SERVICE

METRO HOUSE, 203 PINNER ROAD, NORTHWOOD, HA6 1BX

13 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 3.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (837 m)

No restaurants within 800m — nearest: Tam Chicken (700 m)

Nearest supermarketNorthwood Hills Supermarket · 889 m
4 tennis courts

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)

757m

Post office

Nearby shops

Tesco Express672 m
Northwood Local684 m
Wenzel's747 m
Co-op Food842 m

Nearby cafes

Cafe Hills763 m
Cha Cha Chai859 m
Costa928 m
Krave934 m

Nearby restaurants

Tam Chicken700 m
Hot House Pizza704 m
Subway705 m
My Thai723 m

Nearby pubs

The Three Wishes837 m

Nearby gyms

Trojan Fitness709 m
Fit Club830 m
The Northwood Club874 m

Nearby pharmacies

Ross Pharmacy945 m

Nearby health

Tiggasmile Northwood737 m
Northwood Hills Dental Practice1.0 km
Precision Smiles1.1 km
Food hygiene (5-star)62% of 13

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

26

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 score14/100
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

45.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,498m
Crossrail 2 route20,962m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,809 nationally

1,843

Est. population

5,356/km²

60%

Employed

40%

Degree educated

£46,000

Median income

4.3%

Claimant rate

SuburbanMedium densityEstablished mixed

52

Community stability

Age profile

25%
18%
22%
19%
16%
Under 1825%
18–3418%
35–4922%
50–6419%
65+16%

Tenure

25%
34%
29%
Own outright25%
Own (mortgage)34%
Private rent12%
Social rent29%
Shared ownership1%

Ethnicity

50%
26%
White British50%
White Other11%
Asian26%
Black5%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household18%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Social rent29%
Private rent12%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
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)
1
Largest scheme
49 homes · ST VINCENTS HOSPITAL, ST VINCENTS HOSPITAL, WILTSHIRE LANE, HA5
Pipeline pressure
NONE

Named schemes (500m)

ST VINCENTS HOSPITAL, ST VINCENTS HOSPITAL, WILTSHIRE LANE, HA549 homes
completed
ST VINCENTS ORTHOPAEDIC HOSPITAL, ST VINCENTS ORTHOPAEDIC HOSPITAL, WILTSHIRE LANE, HA544 homes
completed
81, 81, Wiltshire Lane, Eastcote, HA5 2LY4 homes
completed
32, 32, Cranbourne Road, Northwood Hills, HA6 1JY2 homes
completed
27 CHIPPENHAM CLOSE, PINNER1 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 2NA

Full postcodeHA5 2NA
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.594534
Longitude-0.415926
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
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