Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60817, -0.42087

HA6 1DS— Northwood, Hillingdon

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

London's quiet achiever

 

Safety 78/100Transport 27/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
59
Safety
78
Schools
—
Transport
27
Environment
61
Investment
43

The bottom line

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

The catch: 66 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA6 1DS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA6 1DS meets your needs.

Location

HA6 1DS

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 1DS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA6 1DS with:

Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How HA6 1DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Frithwood Primary School

Not yet inspected · 8 min walk

KS2: 106.9

—

Secondary

Northwood School

Not yet inspected · 14 min walk

P8: +0.80A8: 56.9

Childcare

Childcare

Hillview Nursery School

Not inspected · 84 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,540/m²
Price per ft²£422/ft²
Avg floor area91.4 m²

EPC breakdown

C
1%
D
17%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 29%Terraced 14%Detached 7%Flat 45%Other 5%

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£228,500
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

1996–2025 · CAGR

+4%

Total change

+216%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.0%

per year

Acceleration

+89.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 40 sales

Property Type Mix

Total: 40 sales

Detached7.5%
Semi-detached30%
Terraced15%
Flat/maisonette47.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£127k£116k-8.3%1.8
Post-dot-com plateau2001–2003£200k£164k-17.7%2.7
Pre-crash peak2005–2007£291k£223k-23.4%2
GFC & correction2008–2011£243k£299k+23.4%1.3
Help-to-Buy recovery2013–2016£250k£715k+186%2
Brexit uncertainty2017–2017£380k£380k+0%1
Pandemic surge2020–2020£612k£612k+0%1
Rate-rise correction2022–2022£775k£775k+0%3
Current market2024–2025£310k£400k+29%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

-7% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%
Semi-detached-7% α
Local
0.2%
District
7.2%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
4.6 min walk
Carpenders Park

Nearby stations

Northwood Underground StationMetropolitan
5 min walk
Northwood Hills Underground StationMetropolitan
14 min walk
Moor Park Underground StationMetropolitan
32 min walk
Pinner Underground StationMetropolitan
40 min walk
Carpenders Park Rail StationLioness
41 min walk
No bus stops within 400m

29

Walkability score

50

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park184m
Santander docks (800m)0
Nearest cycle dock15.0 km

Nearby car parks

🅿️
Green Lane Car Park· yes
603m

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

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: 20.2 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 2.0 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

5 min walk

84%

Recommend GP

84%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMount Vernon · 1.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (578 m)

Nearest supermarketNorthwood Hills Supermarket · 1.1 km
4 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)

378m

Post office

Nearby shops

ABI Convenience Store350 m
Pat-a-Cake356 m
General Store368 m
Northwood Convenience Store387 m

Nearby cafes

Wyld Thyme349 m
Cofix357 m
Tastes of Portugal380 m
The Coffee Shop420 m

Nearby restaurants

Pizza Hut Delivery347 m
Northwood Fish & Chips351 m
Masala Majesty358 m
Magic Wok369 m

Nearby pubs

The Three Wishes578 m

Nearby gyms

St Helen's School Sports Centre417 m
The Northwood Club686 m
Northwood Lawn Tennis Club730 m

Nearby pharmacies

Carter Chemist383 m
Boots447 m

Nearby health

Precision Smiles524 m
Dene Dental Practice605 m
Northwood Hills Dental Practice808 m
Food hygiene (5-star)62% of 60

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

HALLOWELL ROAD RESIDENTS ASSOCIATION LIMITED
N7 CORPORATION LTD
THE GRANITE SHOP LTD

Investment

Investment grade, yield and market outlook

43

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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

59.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,510m
Crossrail 2 route21,853m

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)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
9
Local approval rate
80%
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
24 homes · 36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG
Pipeline pressure
NONE

Named schemes (500m)

36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG24 homes
completed
PAR FOUR SERVICE STATION, 4-6, PAR FOUR SERVICE STATION, 4-6, RICKMANSWORTH ROAD, HA6 2QQ12 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

Live in HA6 1DS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA6 1DS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track HA6 1DS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA6 1DS

Full postcodeHA6 1DS
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.608170
Longitude-0.420867
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