Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59340, -0.40683

HA5 2PH— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 83/100Transport 25/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
55
Safety
83
Schools
90
Transport
25
Environment
52
Investment
26

The bottom line

HA5 2PH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

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

Location

HA5 2PH

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-18.0% vs London avg

Deep-dive guides for HA5 2PH

🛡️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 2PH with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA5 2PH 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 · 6 min walk

KS2: 106.7

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 7 min walk

P8: -0.16A8: 48.7

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 · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.6 incidents per 1,000 residents

Better than 60% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences33%
Other20%
Vehicle crime16%
Anti-social behaviour13%
Burglary8%
Drug offences6%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.1km

Crime is 18% below London average

Property

21 Jun

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£6,221/m²
Price per ft²£578/ft²
Avg floor area86.4 m²

EPC breakdown

C
7%
D
7%

Based on 14 properties · Confidence: medium

Street mix

Semi 35%Terraced 66%

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£216,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.7%

Total change

+395%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+0.85

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached34.5%
Terraced65.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£135k+25%1.6
Post-dot-com plateau2003–2003£225k£225k+0%2
Pre-crash peak2006–2007£243k£350k+44%1
GFC & correction2008–2012£170k£290k+70.3%1.8
Help-to-Buy recovery2013–2015£367k£509k+38.9%1.5
Brexit uncertainty2017–2017£440k£440k+0%1
Pandemic surge2021–2021£210k£210k+0%1
Rate-rise correction2022–2023£495k£513k+3.5%1
Current market2024–2024£535k£535k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.1%
District
7%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing11
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
9.6 min walk
South Ruislip

Nearby stations

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

12

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City65 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park453m
Santander docks (800m)0
Nearest cycle dock13.6 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 AONB35% green spaceTree canopy: 64%
More green space than 90% of London

Nearest SSSI: Ruislip Woods SSSI — 2.1 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

16 min walk

57%

Recommend GP

57%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 3.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

8

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 Case Is Altered (554 m)

Nearest supermarketNorthwood Hills Supermarket · 920 m
3 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)

763m

Post office

Nearby shops

Tesco Express657 m
Northwood Local712 m
Wenzel's752 m
Co-op Food848 m

Nearby cafes

Cafe Hills768 m
The Garden Cafe770 m
Cha Cha Chai890 m
Krave948 m

Nearby restaurants

The Woodman449 m
Hot House Pizza705 m
Tam Chicken728 m
Zeenat730 m

Nearby pubs

The Case Is Altered554 m
The Three Wishes843 m

Nearby gyms

Trojan Fitness711 m
Fit Club836 m

Nearby pharmacies

Ross Pharmacy977 m

Nearby health

Tiggasmile Northwood766 m
DNTL904 m
Food hygiene (5-star)55% of 29

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

A&V LIMITED
CHAMBERLAIN PARTNERSHIP LIMITED
LUTRA LONDON LIMITED
SALEX RAILWAY LIMITED
SENZUR LIMITED

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 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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

43.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,878m
Crossrail 2 route20,328m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,755 nationally

1,642

Est. population

4,173/km²

58%

Employed

39%

Degree educated

£46,000

Median income

5.7%

Claimant rate

SuburbanMedium densityEstablished mixed

51

Community stability

Age profile

23%
18%
20%
22%
18%
Under 1823%
18–3418%
35–4920%
50–6422%
65+18%

Tenure

26%
29%
14%
31%
Own outright26%
Own (mortgage)29%
Private rent14%
Social rent31%
Shared ownership1%

Ethnicity

49%
26%
White British49%
White Other9%
Asian26%
Black7%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household24%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Social rent31%
Private rent14%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
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)
8
Largest scheme
18 homes · LAND AT THE SHIP INN PH, LAND AT THE SHIP INN PH, JOEL STREET, HA6
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
The Bungalow, The Bungalow, Wiltshire Lane, HA54 homes
completed
ASCOTT COURT DINING CENTRE, ASCOTT COURT DINING CENTRE, FARMLANDS, EASTCOTE, HA5 2LL3 homes
completed
181, 181, Joel Street, Eastcote, HA5 2PD2 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

Live in HA5 2PH? 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 2PH.
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 2PH

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

No spam. Unsubscribe anytime.

Key facts for HA5 2PH

Full postcodeHA5 2PH
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.593404
Longitude-0.406827
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