The bottom line
HA5 2TG 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 catches: 60 min to london bridge — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how HA5 2TG scores on each.
Toggle a question above to see how HA5 2TG meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA5 2TG
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“Strong, well-rated schools nearby”
How HA5 2TG has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
West Lodge Primary School
Good · Inspected Mar 2023 · 10 min walk
KS2: 110.6
Secondary
Pinner High School
Not yet inspected · 14 min walk
100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km
Childcare
Childcare
Hillview Nursery School
Not inspected · 50 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
33.1 incidents per 1,000 residents
-56% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Harrow Fire Station · 2.1km
Crime is 49% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 7 properties · Confidence: low
Street mix
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2000–2018 · CAGR
+0.8%
Total change
+16%
Market Activity
Price Velocity & Acceleration
Current Velocity
-36.8%
per year
Acceleration
-158.17
change in velocity
Market State
Downturn
Price Distribution
P25: £600k–£700k · P75: £700k+ · 6 sales
Property Type Mix
Total: 6 sales
By decade
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 2000–2000 | £606k | £606k | +0% | 2 |
| Post-dot-com plateau | 2001–2001 | £462k | £462k | +0% | 1 |
| Pre-crash peak | 2007–2007 | £500k | £500k | +0% | 1 |
| Help-to-Buy recovery | 2014–2014 | £1.11m | £1.11m | +0% | 1 |
| Brexit uncertainty | 2018–2018 | £700k | £700k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
13
Walkability score
5
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
4
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Ruislip Woods SSSI — 2.9 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE DEVONSHIRE LODGE PRACTICE
2A ABBOTSBURY GARDENS, HA5 1TG
11 min walk
77%
Recommend GP
77%
Overall GP experience
2
GPs within 1km
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
44
Parks (1km)
0
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
15
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Case Is Altered (524 m)
No restaurants within 800m — nearest: Perfect Pizza (830 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
989m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
31
Investment score
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.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
36.5
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 32,308 nationally
1,418
Est. population
4,196/km²
47%
Employed
47%
Degree educated
£48,000
Median income
1.0%
Claimant rate
64
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in HA5 2TG? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Hillingdon with nearby boroughs: