Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58544, -0.39756

HA5 2TN— Eastcote, Hillingdon

Location and area intelligence for HA5 2TN, Eastcote, Hillingdon

The family fortress

 

Schools 100%Safety 86/100Transport 22/100Low yield 2.39%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
86
Schools
60
Transport
22
Environment
49
Investment
31

The bottom line

HA5 2TN 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 2TN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+14.3% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for HA5 2TN

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

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Postcode Personality

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“The family fortress”

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How HA5 2TN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cannon Lane Primary School

Not yet inspected · Inspected Dec 2024 · 10 min walk

KS2: 109.8

—

Secondary

Pinner High School

Not yet inspected · 12 min walk

P8: +0.74A8: 58.2

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 · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.1 incidents per 1,000 residents

Better than 76% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime28%
Other23%
Violence & sexual offences21%
Anti-social behaviour13%
Burglary9%
Drug offences2%
Theft2%
Robbery2%

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 · 2.3km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area192.1 m²

EPC breakdown

C
1%
D
6%

Based on 7 properties · Confidence: low

Street mix

Detached 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£480,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+5.6%

Total change

+266%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.7%

per year

Acceleration

+26.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£365k£543k+48.6%1.3
Post-dot-com plateau2004–2004£865k£865k+0%1
Pre-crash peak2006–2006£719k£719k+0%1
GFC & correction2008–2008£820k£820k+0%1
Help-to-Buy recovery2014–2015£930k£1000k+7.5%1.5
Pandemic surge2021–2021£1.34m£1.34m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-2.3% alpha

Detached-2.3% α
Local
5.8%
District
8.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

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
Eastcote Underground StationPiccadilly line
11.8 min walk
South Ruislip

Nearby stations

Eastcote Underground StationMetropolitan · Piccadilly
12 min walk
Pinner Underground StationMetropolitan
18 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
22 min walk
Northwood Hills Underground StationMetropolitan
23 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
27 min walk
No bus stops within 400m

16

Walkability score

1

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park462m
Santander docks (800m)0
Nearest cycle dock12.8 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: 17.7 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 34%
More green space than 81% of London

Nearest SSSI: Ruislip Woods SSSI — 2.8 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood 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

THE DEVONSHIRE LODGE PRACTICE

2A ABBOTSBURY GARDENS, HA5 1TG

9 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 4.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Case Is Altered (565 m)

Nearest supermarketAldi · 702 m
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

771m

Post office

Nearby shops

Budgens703 m
Tesco Express778 m
Sainsbury's Local977 m

Nearby cafes

The Garden Cafe415 m

Nearby restaurants

Perfect Pizza609 m
Virundhu634 m
Royal752 m
Wimpy808 m

Nearby pubs

The Case Is Altered565 m
The Ascott741 m
Geo Bar800 m
Champers884 m

Nearby gyms

Lowlands Tennis Club675 m
Pinner West End Lawn Tennis Club783 m

Nearby pharmacies

Boots811 m
Food hygiene (5-star)49% of 47

Business

Local businesses registered here

Active businesses
2
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

E

High street health

Registered businesses

DAWSON ESTATES LIMITED
SAMVI PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

31

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 score20/100
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

42.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,910m
Crossrail 2 route19,422m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,308 nationally

1,418

Est. population

4,196/km²

47%

Employed

47%

Degree educated

£48,000

Median income

1.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

17%
17%
22%
35%
Under 1817%
18–349%
35–4917%
50–6422%
65+35%

Tenure

58%
29%
Own outright58%
Own (mortgage)29%
Private rent6%
Social rent6%
Shared ownership1%

Ethnicity

56%
30%
White British56%
White Other8%
Asian30%
Black1%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine8%
No car household13%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Social rent6%
Private rent6%

vs. London

Income vs London+14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
20
Planning apps (12 months)
10
Planning apps (3 years)
16
Local approval rate
90%
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)
12
Largest scheme
9 homes · 81 FIELD END ROAD, 81, Field End Road, Ruislip, HA5 1TD
Pipeline pressure
NONE

Named schemes (500m)

52, 52, Field End Road, Eastcote, HA5 2QN2 homes
completed
HORNEND, 51, HORNEND, 51, CHENEY STREET, EASTCOTE, HA5 2TA1 homes
completed
30, 30, ST LAWRENCE DRIVE, EASTCOTE, HA5 2RU1 homes
completed
The Wild Part, The Wild Part, Cheney Street, HA51 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.7%
Ward turnout
42%
Election year
2022
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Nick DenysConservative
Becky HaggarConservative
Ian Kevin EdwardsConservative

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Key facts for HA5 2TN

Full postcodeHA5 2TN
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.585437
Longitude-0.397564
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