Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59234, -0.40818

HA5 2RB— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 83/100Transport 23/100Low yield 2.39%

Best for: Families

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

Liveability
53
Safety
83
Schools
90
Transport
23
Environment
50
Investment
33

The bottom line

HA5 2RB 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.

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Location

HA5 2RB

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 2RB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA5 2RB 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 · 7 min walk

KS2: 106.4

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 6 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

3 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) · 2.0km

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area51.1 m²

EPC breakdown

C
10%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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
Rebuild cost estimate£127,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2001–2023 · CAGR

+3.2%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

+26.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£160k£200k+25%6.5
Pre-crash peak2006–2007£220k£223k+1.4%1
Help-to-Buy recovery2015–2015£307k£307k+0%1
Pandemic surge2021–2021£275k£275k+0%1
Rate-rise correction2023–2023£320k£320k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10.9 min walk
South Ruislip

Nearby stations

Northwood Hills Underground StationMetropolitan
12 min walk
Pinner Underground StationMetropolitan
23 min walk
Eastcote Underground StationMetropolitan · Piccadilly
24 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
27 min walk
Northwood Underground StationMetropolitan
29 min walk
No bus stops within 400m

15

Walkability score

28

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park397m
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 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: 18.6 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Ruislip Woods SSSI — 2.0 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

17 min walk

57%

Recommend GP

57%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 3.7 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

27

Parks (1km)

1

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 (502 m)

Nearest supermarketNorthwood Hills Supermarket · 1.0 km
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)

862m

Post office

Nearby shops

Tesco Express754 m
Northwood Local805 m
Wenzel's851 m
Budgens866 m

Nearby cafes

The Garden Cafe702 m
Cafe Hills868 m
Cha Cha Chai991 m
Krave1.1 km

Nearby restaurants

The Woodman323 m
Hot House Pizza802 m
Tam Chicken822 m
Zeenat828 m

Nearby pubs

The Case Is Altered502 m
The Three Wishes946 m

Nearby gyms

Trojan Fitness808 m
Fit Club939 m

Nearby pharmacies

Ross Pharmacy1.1 km

Nearby health

Tiggasmile Northwood862 m
DNTL1.0 km
Food hygiene (5-star)65% of 20

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

ANDREW LINDSEY CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

33

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 score14/100
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

23.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,909m
Crossrail 2 route20,374m

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)
9
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
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)
7
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

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Key facts for HA5 2RB

Full postcodeHA5 2RB
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.592343
Longitude-0.408178
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
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