Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61142, -0.41730

HA6 1AE— Northwood, Hillingdon

Location and area intelligence for HA6 1AE, Northwood, Hillingdon

One of London's quieter, safer enclaves

 

Safety 78/100Transport 26/100Low yield 2.55%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
78
Schools
—
Transport
26
Environment
44
Investment
40

The bottom line

HA6 1AE offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 67 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA6 1AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for HA6 1AE

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How HA6 1AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Frithwood Primary School

Not yet inspected · 3 min walk

KS2: 106.9

—

Secondary

Northwood School

Not yet inspected · 15 min walk

P8: +0.80A8: 56.9

Childcare

Childcare

Hillview Nursery School

Not inspected · 85 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.9 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+9% vs borough

Crime by type

Other31%
Violence & sexual offences23%
Vehicle crime15%
Burglary11%
Anti-social behaviour7%
Robbery7%
Drug offences5%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.9km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area127 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

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 yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£317,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2005 · CAGR

+13.9%

Total change

+222%

Market Activity

Price Velocity & Acceleration

Current Velocity

+222.1%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£96k£96k+0%1
Pre-crash peak2005–2005£310k£310k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Northwood Underground StationMetropolitan line
5.4 min walk
Carpenders Park

Nearby stations

Northwood Underground StationMetropolitan
6 min walk
Northwood Hills Underground StationMetropolitan
17 min walk
Moor Park Underground StationMetropolitan
29 min walk
Carpenders Park Rail StationLioness
36 min walk
Carpenders ParkNational Rail
36 min walk
No bus stops within 400m

23

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★67 min
Victoria68 min ↑
Waterloo69 min ↑
Canary Wharf77 min ↑
City74 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park240m
Santander docks (800m)0
Nearest cycle dock14.8 km

Nearby car parks

🅿️
Green Lane Car Park· yes
704m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 20.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 2.5 km

Energy

Solar: 847 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 yield847.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EASTBURY SURGERY

3 EASTBURY ROAD, HA6 3BG

6 min walk

84%

Recommend GP

84%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMount Vernon · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Wishes (620 m)

Nearest supermarketNorthwood Hills Supermarket · 1.2 km
2 tennis courts3 swimming pools2 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)

409m

Post office

Nearby shops

Northwood Convenience Store360 m
Pat-a-Cake436 m
ABI Convenience Store460 m
Tesco Express527 m

Nearby cafes

The Coffee Shop330 m
Cofix364 m
Wyld Thyme495 m
Bubbles523 m

Nearby restaurants

Pizza Hut Delivery348 m
Tai Pan Express352 m
Bina374 m
Grounded Kitchen454 m

Nearby pubs

The Three Wishes620 m

Nearby gyms

St Helen's School Sports Centre284 m
Northwood Lawn Tennis Club398 m
The Northwood Club1.1 km

Nearby pharmacies

Carter Chemist366 m
Boots521 m

Nearby health

Dene Dental Practice625 m
Precision Smiles768 m
Northwood Hills Dental Practice973 m
Food hygiene (5-star)56% of 39

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

89 GREEN LANE MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
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

32

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,474m
Crossrail 2 route21,778m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,833 nationally

1,599

Est. population

4,460/km²

60%

Employed

56%

Degree educated

£45,000

Median income

3.2%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

22%
18%
22%
18%
21%
Under 1822%
18–3418%
35–4922%
50–6418%
65+21%

Tenure

32%
28%
30%
Own outright32%
Own (mortgage)28%
Private rent30%
Social rent9%
Shared ownership1%

Ethnicity

45%
18%
24%
White British45%
White Other18%
Asian24%
Black5%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household18%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent30%
Social rent9%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
9
Local approval rate
57%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
24 homes · MOUNTBATTEN HOUSE, 1, MOUNTBATTEN HOUSE, 1, CAREW ROAD, HA6
Pipeline pressure
NONE

Named schemes (500m)

ROUGHDOWN, REAR OF 7, ROUGHDOWN, REAR OF 7, WATFORD ROAD, CAREW ROAD (REAR OF 16), HA6 3NN20 homes
completed
3, 3, CAREW ROAD, HA615 homes
completed
LAND AT 16 AND 36, LAND AT 16 AND 36, WATFORD ROAD, BROOKDENE DRIVE, NORTHWOOD, HA6 3NR14 homes
completed
23, 23, Hook End, Carew Road, Northwood, HA6 3NJ9 homes
completed
25, 25, FRITHWOOD AVENUE, NORTHWOOD, HA6 3LY8 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
30.9%
Ward turnout
38%
Election year
2022
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Henry Gary Allan HigginsConservative
Richard LewisConservative

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Key facts for HA6 1AE

Full postcodeHA6 1AE
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.611422
Longitude-0.417302
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