Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60696, -0.41619

HA6 1BL— Northwood, Hillingdon

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

The family fortress

 

Schools 100%Safety 85/100Transport 27/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
85
Schools
60
Transport
27
Environment
66
Investment
48

The bottom line

HA6 1BL 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: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA6 1BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.1% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for HA6 1BL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA6 1BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hillside Infant School

Not yet inspected · 5 min walk

—

Secondary

Northwood School

Not yet inspected · 10 min walk

P8: +0.80A8: 56.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 80 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

39.1 incidents per 1,000 residents

Better than 72% of London
→ Stable

-48% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences21%
Vehicle crime16%
Burglary12%
Drug offences4%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.5km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,291/m²
Price per ft²£584/ft²
Avg floor area57.3 m²

EPC breakdown

B
3%
C
15%
D
17%
E
10%

Based on 45 properties · Confidence: high

Street mix

Semi 10%Terraced 29%Detached 7%Flat 29%Other 26%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£143,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.6%

Total change

+542%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-114.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Detached8.7%
Semi-detached13%
Terraced39.1%
Flat/maisonette39.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£65k+8.3%2
Post-dot-com plateau2001–2002£135k£140k+3.7%3.5
Pre-crash peak2006–2006£175k£175k+0%1
GFC & correction2008–2011£345k£183k-47.1%1.5
Help-to-Buy recovery2016–2016£390k£390k+0%1
Current market2025–2025£385k£385k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+12.5% alpha

Weakest performer

Flat/maisonette

+1.5% alpha

Terraced+12.5% α
Local
26%
District
13.5%
Flat/maisonette+1.5% α
Local
5.5%
District
4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

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
8.4 min walk
Carpenders Park

Nearby stations

Northwood Underground StationMetropolitan
9 min walk
Northwood Hills Underground StationMetropolitan
11 min walk
Moor Park Underground StationMetropolitan
35 min walk
Pinner Underground StationMetropolitan
36 min walk
Carpenders Park Rail StationLioness
40 min walk
No bus stops within 400m

32

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria61 min ↑
Waterloo61 min ↑
Canary Wharf68 min ↑
City64 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park70m
Santander docks (800m)0
Nearest cycle dock14.6 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download450 Mbps
Superfast coverage98%
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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.9 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 10%
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: 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

ADHD ASSESSMENT AND TREATMENT SERVICE

METRO HOUSE, 203 PINNER ROAD, NORTHWOOD, HA6 1BX

4 min walk

7

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 2.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Three Wishes (833 m)

Nearest supermarketNorthwood Hills Supermarket · 760 m
3 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)

680m

Post office

Nearby shops

ABI Convenience Store48 m
Pat-a-Cake78 m
General Store113 m
Northwood Convenience Store175 m

Nearby cafes

Wyld Thyme8 m
Tastes of Portugal145 m
The Coffee Shop230 m
BrewTway244 m

Nearby restaurants

Northwood Fish & Chips54 m
Masala Majesty76 m
Magic Wok117 m
Bina158 m

Nearby pubs

The Three Wishes833 m

Nearby gyms

The Northwood Club594 m
St Helen's School Sports Centre656 m
Fit Club838 m
Northwood Lawn Tennis Club893 m

Nearby pharmacies

Carter Chemist167 m
Ross Pharmacy718 m
Boots773 m

Nearby health

Precision Smiles266 m
Northwood Hills Dental Practice493 m
Tiggasmile Northwood886 m
Food hygiene (5-star)57% of 23

Business

Local businesses registered here

Active businesses
122
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
65
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

313 ENGINEERING SERVICES LIMITED
4S CONSTRUCTION LIMITED
4S HOMES LTD
97-99 EATON PLACE LIMITED
A FOUNDATION FOR THE FUTURE

+15 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

61

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,161m
Crossrail 2 route21,502m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,216 nationally

1,741

Est. population

4,862/km²

62%

Employed

51%

Degree educated

£45,000

Median income

2.7%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

23%
16%
23%
18%
19%
Under 1823%
18–3416%
35–4923%
50–6418%
65+19%

Tenure

29%
28%
29%
14%
Own outright29%
Own (mortgage)28%
Private rent28%
Social rent14%
Shared ownership0%

Ethnicity

45%
15%
30%
White British45%
White Other16%
Asian30%
Black4%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household20%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent29%
Social rent14%

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)
11
Planning apps (3 years)
12
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
37 homes · NORTHWOOD & PINNER HOSPITAL, NORTHWOOD & PINNER HOSPITAL, NEAL CLOSE, HA6
Pipeline pressure
NONE

Named schemes (500m)

NORTHWOOD & PINNER HOSPITAL, NORTHWOOD & PINNER HOSPITAL, NEAL CLOSE, HA637 homes
completed
PAR FOUR SERVICE STATION, 4-6, PAR FOUR SERVICE STATION, 4-6, RICKMANSWORTH ROAD, HA6 2QQ12 homes
completed
Zettler House, 201, Zettler House, 201, Pinner Road, HA6 1BX12 homes
completed
Metro House, Metro House, Pinner Road, Northwood, HA6 1BX9 homes
completed
THE OLDE NORTHWOOD PH, 142, Pinner Road, NORTHWOOD, HA6 1BP6 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 1BL

Full postcodeHA6 1BL
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.606956
Longitude-0.416187
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