Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60771, -0.41779

HA6 1EE— Northwood, Hillingdon

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

The family fortress

 

Schools 100%Safety 85/100Transport 29/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
85
Schools
60
Transport
29
Environment
63
Investment
32

The bottom line

HA6 1EE 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 1EE

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-40.0% vs London avg

Deep-dive guides for HA6 1EE

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA6 1EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Frithwood Primary School

Not yet inspected · 8 min walk

KS2: 106.9

—

Secondary

Northwood School

Not yet inspected · 12 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 · 82 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

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 40% below London average

Property

24 Apr

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£5,444/m²
Price per ft²£506/ft²
Avg floor area113.6 m²

EPC breakdown

C
4%
D
11%
E
13%
F
2%

Based on 30 properties · Confidence: high

Street mix

Semi 59%Terraced 33%Detached 9%

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£284,000
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)
RoofPitched, 100 mm loft insulation
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

1995–2024 · CAGR

+4.8%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

+21.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 46 sales

Property Type Mix

Total: 46 sales

Detached8.7%
Semi-detached58.7%
Terraced32.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£154k£190k+23.4%2.4
Post-dot-com plateau2001–2004£220k£396k+79.8%1.3
Pre-crash peak2005–2007£269k£379k+40.9%2.3
GFC & correction2008–2010£385k£298k-22.7%1
Help-to-Buy recovery2013–2016£469k£867k+85.1%1.8
Brexit uncertainty2017–2019£685k£520k-24.1%2.5
Pandemic surge2020–2021£513k£626k+22.2%2
Rate-rise correction2022–2023£775k£600k-22.6%2
Current market2024–2024£595k£595k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Weakest performer

Terraced

-2.4% alpha

Semi-detached-0.7% α
Local
5.8%
District
6.5%
Terraced-2.4% α
Local
9.8%
District
12.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
6.7 min walk
Carpenders Park

Nearby stations

Northwood Underground StationMetropolitan
7 min walk
Northwood Hills Underground StationMetropolitan
12 min walk
Moor Park Underground StationMetropolitan
33 min walk
Pinner Underground StationMetropolitan
38 min walk
Carpenders Park Rail StationLioness
40 min walk
No bus stops within 400m

29

Walkability score

30

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park166m
Santander docks (800m)0
Nearest cycle dock14.7 km

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: 20.0 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 40%
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

5 min walk

7

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMount Vernon · 2.1 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)

6

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Three Wishes (764 m)

Nearest supermarketNorthwood Hills Supermarket · 894 m
3 tennis courts1 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)

543m

Post office

Nearby shops

ABI Convenience Store131 m
Pat-a-Cake138 m
Northwood Convenience Store190 m
General Store199 m

Nearby cafes

Wyld Thyme135 m
Tastes of Portugal224 m
The Coffee Shop238 m
BrewTway331 m

Nearby restaurants

Northwood Fish & Chips132 m
Masala Majesty173 m
Bina178 m
Magic Wok202 m

Nearby pubs

The Three Wishes764 m

Nearby gyms

St Helen's School Sports Centre528 m
The Northwood Club641 m
Northwood Lawn Tennis Club787 m
Fit Club971 m

Nearby pharmacies

Carter Chemist184 m
Boots634 m
Ross Pharmacy854 m

Nearby health

Precision Smiles370 m
Northwood Hills Dental Practice625 m
Dene Dental Practice788 m
Tiggasmile Northwood1.0 km
Food hygiene (5-star)56% of 41

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BZ TREND LTD
CRESTBURY INVESTMENTS 1 LIMITED
HARADA MEDIA LTD
NEENOO LIMITED
PRIME MERIDIEN LIMITED

+1 more

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,299m
Crossrail 2 route21,637m

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)
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)
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)

Zettler House, 201, Zettler House, 201, Pinner Road, HA6 1BX12 homes
completed
PAR FOUR SERVICE STATION, 4-6, PAR FOUR SERVICE STATION, 4-6, RICKMANSWORTH ROAD, HA6 2QQ12 homes
completed
Metro House, Metro House, Pinner Road, Northwood, HA6 1BX9 homes
completed
110, 110, Green Lane, Northwood, HA6 1AW7 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 1EE

Full postcodeHA6 1EE
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.607706
Longitude-0.417793
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