Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59565, -0.41029

HA5 2PE— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 28/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
80
Schools
90
Transport
28
Environment
48
Investment
27

The bottom line

HA5 2PE 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 2PE

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 2PE

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA5 2PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harlyn Primary School

Not yet inspected · Inspected Dec 2024 · 7 min walk

KS2: 106.7

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 3 min walk

P8: -0.16A8: 48.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 66 min walk

2 primaries · 3 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

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

Crime is +2% above 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£7,300/m²
Price per ft²£678/ft²
Avg floor area137.4 m²

EPC breakdown

C
3%
D
3%
E
2%
G
1%

Based on 9 properties · Confidence: low

Street mix

Semi 70%Detached 30%

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£343,500
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
WallsCavity wall, as built, no 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

1998–2025 · CAGR

+8.9%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.6%

per year

Acceleration

+66.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Detached30.4%
Semi-detached69.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£93k£234k+151.1%2
Post-dot-com plateau2002–2004£250k£277k+10.8%1
Pre-crash peak2005–2007£250k£358k+43.1%1
GFC & correction2008–2012£340k£495k+45.6%1.5
Help-to-Buy recovery2015–2016£560k£565k+0.9%1
Brexit uncertainty2019–2019£540k£540k+0%1
Pandemic surge2021–2021£606k£606k+0%1
Current market2024–2025£576k£930k+61.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Semi-detached+1.3% α
Local
7.3%
District
6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
Northwood Hills Underground StationMetropolitan line
6.6 min walk
West Ruislip

Nearby stations

Northwood Hills Underground StationMetropolitan
7 min walk
Northwood Underground StationMetropolitan
24 min walk
Pinner Underground StationMetropolitan
26 min walk
Eastcote Underground StationMetropolitan · Piccadilly
29 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
31 min walk
No bus stops within 400m

28

Walkability score

23

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

14

Car parks (800m)

4

EV chargers (800m)

Nearest car park207m
Santander docks (800m)0
Nearest cycle dock13.9 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 waterLOW
Low
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: 18.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 13%
More green space than 76% of London

Nearest SSSI: Ruislip Woods SSSI — 1.9 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

ACRE SURGERY

NEAL CLOSE, ACRE WAY, HA6 1TQ

12 min walk

57%

Recommend GP

57%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 3.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

27

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Wishes (579 m)

Nearest supermarketNorthwood Hills Supermarket · 651 m
2 tennis courts1 swimming pools

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)

492m

Post office

Nearby shops

Tesco Express383 m
Northwood Local426 m
Wenzel's480 m
Co-op Food585 m

Nearby cafes

Cafe Hills498 m
Cha Cha Chai619 m
Krave688 m
Costa693 m

Nearby restaurants

Hot House Pizza430 m
Tam Chicken444 m
Subway450 m
Zeenat457 m

Nearby pubs

The Three Wishes579 m
The Case Is Altered888 m

Nearby gyms

Trojan Fitness436 m
Fit Club571 m

Nearby pharmacies

Ross Pharmacy711 m

Nearby health

Tiggasmile Northwood485 m
DNTL762 m
Northwood Hills Dental Practice857 m
Precision Smiles1.1 km
Food hygiene (5-star)50% of 66

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BLOOM AND BIRD LTD
HTM FINANCE LIMITED
LUCACIU CONSTRUCTION LIMITED

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 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 score19/100
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

47.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,205m
Crossrail 2 route20,641m

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
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
8
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)
14
Largest scheme
64 homes · 117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE SHIP INN PH, LAND AT THE SHIP INN PH, JOEL STREET, HA618 homes
completed
190 JOEL STREET, 190, EASTCOTE PINNER, HA5 2PF6 homes
completed
Rear of, 83 - 91, Rear of, 83 - 91, Joel Street, HA65 homes
completed
81, 81, Wiltshire Lane, Eastcote, HA5 2LY4 homes
completed
31, 31, WHILTSHIRE LANE, EASTCOTE, HA5 2LY2 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 2PE

Full postcodeHA5 2PE
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.595654
Longitude-0.410285
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