Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.59962, -0.40804

HA6 1LR— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 73/100Transport 34/100Low yield 2.55%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
73
Schools
60
Transport
34
Environment
51
Investment
41

The bottom line

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

The catch: 59 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 1LR 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 1LR meets your needs.

Location

HA6 1LR

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+69.0% vs London avg

Deep-dive guides for HA6 1LR

🛡️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 1LR with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA6 1LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harlyn Primary School

Not yet inspected · Inspected Dec 2024 · 6 min walk

KS2: 106.7

—

Secondary

Northwood School

Not yet inspected · 4 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 · 68 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+46% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour13%
Drug offences9%
Burglary9%
Vehicle crime7%
Robbery4%
Theft3%

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) · 2.3km

Crime is +69% above London average

Property

Prices, sales volume and market trends

Avg floor area56.6 m²

EPC breakdown

C
13%
D
14%
E
1%

Based on 28 properties · Confidence: medium

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

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£141,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
1.4 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
2 min walk
Northwood Underground StationMetropolitan
21 min walk
Pinner Underground StationMetropolitan
25 min walk
Eastcote Underground StationMetropolitan · Piccadilly
33 min walk
Hatch End Rail StationLioness
37 min walk
No bus stops within 400m

51

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City65 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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park98m
Santander docks (800m)0
Nearest cycle dock13.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.0 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 16%
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

7 min walk

57%

Recommend GP

57%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 3.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

26

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

9

Convenience

Nearest supermarketNorthwood Hills Supermarket · 234 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

0

Libraries (1km)

0

Cinemas (2km)

113m

Post office

Nearby shops

Wenzel's110 m
Tesco Express119 m
Northwood Local141 m
Co-op Food163 m

Nearby cafes

Cafe Hills115 m
Cha Cha Chai209 m
Krave254 m
Costa270 m

Nearby restaurants

Zeenat108 m
Shah's Halal Food108 m
Hot House Pizza111 m
Cinnamon Garden112 m

Nearby pubs

The Three Wishes159 m

Nearby gyms

Trojan Fitness110 m
Fit Club154 m

Nearby pharmacies

Ross Pharmacy285 m

Nearby health

Tiggasmile Northwood139 m
DNTL328 m
Northwood Hills Dental Practice499 m
Precision Smiles779 m
Food hygiene (5-star)48% of 62

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FEDORA CONSULTANCY LTD

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

42.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,273m
Crossrail 2 route20,661m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,632 nationally

1,945

Est. population

6,016/km²

62%

Employed

47%

Degree educated

£45,000

Median income

4.9%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

23%
19%
24%
17%
18%
Under 1823%
18–3419%
35–4924%
50–6417%
65+18%

Tenure

31%
28%
34%
Own outright31%
Own (mortgage)28%
Private rent34%
Social rent7%
Shared ownership0%

Ethnicity

30%
18%
39%
White British30%
White Other18%
Asian39%
Black4%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household23%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent34%
Social rent7%

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)
6
Planning apps (3 years)
10
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)
14
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
EVANGELICAL CHURCH SITE, EVANGELICAL CHURCH SITE, WINDSOR CLOSE, HA621 homes
completed
34, 34, PINNER ROAD, HA6 1BU12 homes
completed
Rear of 53-55, Rear of 53-55, The Broadway, Joel Street, Northwood, HA6 1NZ7 homes
completed
Rear of, 83 - 91, Rear of, 83 - 91, Joel Street, HA65 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

Live in HA6 1LR? 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 1LR.
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 1LR

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

No spam. Unsubscribe anytime.

Key facts for HA6 1LR

Full postcodeHA6 1LR
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.599625
Longitude-0.408039
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