Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60274, -0.41063

HA6 1DA— Northwood Hills, Hillingdon

Location and area intelligence for HA6 1DA, Northwood Hills, Hillingdon

The family fortress

 

Schools 100%Safety 81/100Transport 33/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
62
Safety
81
Schools
60
Transport
33
Environment
51
Investment
59

The bottom line

HA6 1DA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA6 1DA

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-2.0% vs London avg

Deep-dive guides for HA6 1DA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA6 1DA 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 · 7 min walk

—

Secondary

Northwood School

Not yet inspected · 3 min walk

P8: +0.80A8: 56.9

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.0 incidents per 1,000 residents

Better than 51% of London
→ Stable

-15% vs borough

Crime by type

Anti-social behaviour32%
Other29%
Violence & sexual offences18%
Burglary9%
Drug offences4%
Vehicle crime4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.4km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,807/m²
Price per ft²£354/ft²
Avg floor area68.2 m²

EPC breakdown

C
3%
D
9%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 14%Terraced 14%Flat 71%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£170,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.3%

Total change

+373%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-25.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached14.3%
Terraced14.3%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£56k£56k+0%2
Post-dot-com plateau2001–2004£125k£192k+53.6%1
Help-to-Buy recovery2014–2015£248k£290k+16.9%1
Current market2026–2026£265k£265k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 Hills Underground StationMetropolitan line
3 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
3 min walk
Northwood Underground StationMetropolitan
16 min walk
Pinner Underground StationMetropolitan
29 min walk
Hatch End Rail StationLioness
38 min walk
Eastcote Underground StationMetropolitan · Piccadilly
38 min walk
No bus stops within 400m

58

Walkability score

55

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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

4

EV chargers (800m)

Nearest car park131m
Santander docks (800m)0
Nearest cycle dock14.2 km

Connectivity

Broadband and mobile coverage

94%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download459 Mbps
Superfast coverage94%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.3 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 67%
More green space than 87% 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

ACRE SURGERY

NEAL CLOSE, ACRE WAY, HA6 1TQ

3 min walk

57%

Recommend GP

57%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 2.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

29

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

9

Convenience

Nearest supermarketNorthwood Hills Supermarket · 156 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

309m

Post office

Nearby shops

Morrisons Daily29 m
Northwood Food & Wine131 m
Madinah149 m
Saver Supermarket154 m

Nearby cafes

O Mineiro Butcher121 m
Costa123 m
Krave146 m
Cha Cha Chai183 m

Nearby restaurants

Sushi Spot56 m
Lahore Northwood59 m
Wok & Spice73 m
786 Kebab & Pizza House95 m

Nearby pubs

The Three Wishes232 m

Nearby gyms

Fit Club239 m
Trojan Fitness361 m
The Northwood Club625 m

Nearby pharmacies

Ross Pharmacy111 m
Carter Chemist706 m

Nearby health

Northwood Hills Dental Practice128 m
Tiggasmile Northwood307 m
Precision Smiles424 m
DNTL469 m
Food hygiene (5-star)47% of 75

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ELA CONSULTANTS LTD
LONDON 360 GROUP LTD
NYAJON COMPANY LIMITED
ORCHID NAILS BY BELLAVESTO LTD
THE ORCHID NAILS PVT LTD

+1 more

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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
6.1% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,596m
Crossrail 2 route20,961m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,067 nationally

2,031

Est. population

5,203/km²

63%

Employed

44%

Degree educated

£45,000

Median income

3.9%

Claimant rate

SuburbanMedium densityEstablished mixed

38

Community stability

Age profile

24%
21%
24%
17%
14%
Under 1824%
18–3421%
35–4924%
50–6417%
65+14%

Tenure

24%
21%
39%
17%
Own outright24%
Own (mortgage)21%
Private rent39%
Social rent17%
Shared ownership0%

Ethnicity

35%
16%
30%
White British36%
White Other16%
Asian30%
Black8%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household27%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
14
Local approval rate
100%
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)
9
Largest scheme
64 homes · 117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY
Pipeline pressure
NONE

Named schemes (500m)

117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY64 homes
completed
NORTHWOOD & PINNER HOSPITAL, NORTHWOOD & PINNER HOSPITAL, NEAL CLOSE, HA637 homes
completed
LAND AT PLAYING FIELD, LAND AT PLAYING FIELD, NEAL CLOSE, HA632 homes
completed
LAND AT & FORMING PART OF, 151, LAND AT & FORMING PART OF, 151, PINNER ROAD, HA631 homes
completed
EVANGELICAL CHURCH SITE, EVANGELICAL CHURCH SITE, WINDSOR CLOSE, HA621 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.6%
Ward turnout
35%
Election year
2022
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Jonathan Philip Simon BiancoConservative
Kishan Hitesh BhattConservative

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Key facts for HA6 1DA

Full postcodeHA6 1DA
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.602735
Longitude-0.410630
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