Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61046, -0.42145

HA6 1DR— Northwood, Hillingdon

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

One of London's quieter, safer enclaves

 

Safety 78/100Transport 33/100~2% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
78
Schools
—
Transport
33
Environment
44
Investment
28

The bottom line

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

The catches: 60 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 1DR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA6 1DR

🛡️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 1DR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Frithwood Primary School

Not yet inspected · 6 min walk

KS2: 106.9

—

Secondary

Northwood School

Not yet inspected · 17 min walk

P8: +0.80A8: 56.9

Childcare

Childcare

Hillview Nursery School

Not inspected · 87 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) · 2.7km

Crime is +26% above 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£9,211/m²
Price per ft²£856/ft²
Avg floor area136.3 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 47%Flat 53%

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£340,750
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 DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+9.6%

Total change

+989%

Market Activity

Price Velocity & Acceleration

Current Velocity

+108.2%

per year

Acceleration

+167.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached46.7%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£98k£98k+0%2
Post-dot-com plateau2001–2002£265k£185k-30.2%1.5
Pre-crash peak2005–2006£172k£544k+216.2%2
GFC & correction2010–2010£200k£200k+0%1
Help-to-Buy recovery2014–2016£396k£542k+36.9%1
Pandemic surge2020–2020£1.25m£1.25m+0%1
Rate-rise correction2023–2023£510k£510k+0%1
Current market2025–2025£1.06m£1.06m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+8.5% alpha

Semi-detached+8.5% α
Local
16.1%
District
7.6%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
2.1 min walk
Carpenders Park

Nearby stations

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

28

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria62 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park85m
Santander docks (800m)0
Nearest cycle dock15.1 km

Nearby car parks

🅿️
Green Lane Car Park· yes
439m

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: 20.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 2.2 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

3 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 · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

10

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Wishes (378 m)

Nearest supermarketNorthwood Hills Supermarket · 1.3 km
4 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)

149m

Post office

Nearby shops

Tesco Express254 m
Northwood Convenience Store482 m
Pat-a-Cake503 m
ABI Convenience Store512 m

Nearby cafes

Cofix112 m
Bubbles277 m
Blush Café and Dessert369 m
The Coffee Shop488 m

Nearby restaurants

Pizza Hut Delivery98 m
Tai Pan Express136 m
Grounded Kitchen209 m
Moka346 m

Nearby pubs

The Three Wishes378 m

Nearby gyms

St Helen's School Sports Centre161 m
Northwood Lawn Tennis Club487 m
The Northwood Club944 m

Nearby pharmacies

Boots254 m
Carter Chemist483 m

Nearby health

Dene Dental Practice397 m
Precision Smiles757 m
Food hygiene (5-star)63% of 57

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

SET.K.N LIMITED
SOURINA LTD

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

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

Low gross yield (1.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

50.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,670m
Crossrail 2 route21,995m

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)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
9
Local approval rate
69%
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)
0
Largest scheme
24 homes · MOUNTBATTEN HOUSE, 1, MOUNTBATTEN HOUSE, 1, CAREW ROAD, HA6
Pipeline pressure
NONE

Named schemes (500m)

MOUNTBATTEN HOUSE, 1, MOUNTBATTEN HOUSE, 1, CAREW ROAD, HA624 homes
completed
3, 3, CAREW ROAD, HA615 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

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 1DR

Full postcodeHA6 1DR
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.610461
Longitude-0.421452
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