Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60937, -0.42213

HA6 1BA— Northwood, Hillingdon

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

London's quiet achiever

 

Safety 78/100Transport 30/100Low yield 2.55%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
78
Schools
—
Transport
30
Environment
61
Investment
40

The bottom line

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

The catches: 66 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 1BA

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 1BA

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How HA6 1BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Frithwood Primary School

Not yet inspected · 7 min walk

KS2: 106.9

—

Secondary

Northwood School

Not yet inspected · 16 min walk

P8: +0.80A8: 56.9

Childcare

Childcare

Hillview Nursery School

Not inspected · 86 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) · 2.5km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area67.1 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

Street mix

Terraced 13%Flat 75%Other 13%

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£167,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2005–2020 · CAGR

+2.6%

Total change

+48%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.1%

per year

Acceleration

-14.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£240k£174k-27.6%1
GFC & correction2010–2010£248k£248k+0%1
Help-to-Buy recovery2013–2016£250k£395k+58%1
Pandemic surge2020–2020£355k£355k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
2.7 min walk
Carpenders Park

Nearby stations

Northwood Underground StationMetropolitan
3 min walk
Northwood Hills Underground StationMetropolitan
16 min walk
Moor Park Underground StationMetropolitan
30 min walk
Carpenders Park Rail StationLioness
41 min walk
Carpenders ParkNational Rail
41 min walk
No bus stops within 400m

29

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria67 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City73 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 park38m
Santander docks (800m)0
Nearest cycle dock15.1 km

Nearby car parks

🅿️
Green Lane Car Park· yes
452m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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: 20.4 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 2.1 km

Energy

Solar: 847 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

4 min walk

84%

Recommend GP

84%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMount Vernon · 1.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

10

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Wishes (419 m)

Nearest supermarketNorthwood Hills Supermarket · 1.2 km
5 tennis courts2 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)

221m

Post office

Nearby shops

Tesco Express284 m
Pat-a-Cake479 m
ABI Convenience Store481 m
Northwood Convenience Store484 m

Nearby cafes

Cofix205 m
Bubbles328 m
Blush Café and Dessert411 m
Wyld Thyme488 m

Nearby restaurants

Pizza Hut Delivery199 m
Tai Pan Express242 m
Grounded Kitchen275 m
Moka392 m

Nearby pubs

The Three Wishes419 m

Nearby gyms

St Helen's School Sports Centre287 m
Northwood Lawn Tennis Club616 m
The Northwood Club833 m

Nearby pharmacies

Boots289 m
Carter Chemist483 m

Nearby health

Dene Dental Practice446 m
Precision Smiles683 m
Food hygiene (5-star)63% of 56

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

PREMIER PAINTING LIMITED
ST MATTHEWS COURT 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 score21/100
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

35.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,651m
Crossrail 2 route21,987m

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)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
10
Local approval rate
73%
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)

36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG24 homes
completed
LAND BETWEEN, 8A & 2A, LAND BETWEEN, 8A & 2A, MAXWELL ROAD, HA6 2YF12 homes
completed
110, 110, Green Lane, Northwood, HA6 1AW7 homes
completed
1, 1, Forge Lane, Northwood, HA6 1DP6 homes
completed
37, 37, Hallowell Road, Northwood, HA6 1DT5 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 1BA

Full postcodeHA6 1BA
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.609373
Longitude-0.422125
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