Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60344, -0.40913

HA6 1RA— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 33/100Low yield 2.55%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
84
Schools
60
Transport
33
Environment
49
Investment
37

The bottom line

HA6 1RA 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: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA6 1RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for HA6 1RA

🛡️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 1RA 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 · 6 min walk

—

Secondary

Northwood School

Not yet inspected · 2 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 · 72 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-35% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences24%
Vehicle crime17%
Other14%
Burglary14%
Drug offences1%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area161 m²

EPC breakdown

E
1%
F
1%

Based on 2 properties · Confidence: very_low

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£402,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2006 · CAGR

+8.7%

Total change

+111%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

-127.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 3 sales

Property Type Mix

Total: 3 sales

Detached100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£162k£162k+0%1
Post-dot-com plateau2003–2003£360k£360k+0%1
Pre-crash peak2006–2006£342k£342k+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

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
3.8 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
4 min walk
Northwood Underground StationMetropolitan
17 min walk
Pinner Underground StationMetropolitan
28 min walk
Hatch End Rail StationLioness
36 min walk
Eastcote Underground StationMetropolitan · Piccadilly
39 min walk
No bus stops within 400m

52

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf66 min ↑
City62 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

10

Car parks (800m)

4

EV chargers (800m)

Nearest car park86m
Santander docks (800m)0
Nearest cycle dock14.1 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: 19.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Ruislip Woods SSSI — 2.3 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 · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

26

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

8

Convenience

Nearest supermarketNorthwood Hills Supermarket · 220 m
2 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)

379m

Post office

Nearby shops

Morrisons Daily110 m
Northwood Food & Wine157 m
Saver Supermarket195 m
Madinah212 m

Nearby cafes

O Mineiro Butcher133 m
Costa178 m
Krave183 m
Cha Cha Chai252 m

Nearby restaurants

Lahore Northwood101 m
Sushi Spot102 m
Wok & Spice105 m
Josa123 m

Nearby pubs

The Three Wishes292 m

Nearby gyms

Fit Club300 m
Trojan Fitness434 m
The Northwood Club741 m

Nearby pharmacies

Ross Pharmacy160 m
Carter Chemist696 m

Nearby health

Northwood Hills Dental Practice220 m
Tiggasmile Northwood386 m
DNTL410 m
Precision Smiles492 m
Food hygiene (5-star)49% of 63

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score19/100
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

37

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,544m
Crossrail 2 route20,897m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,964 nationally

1,428

Est. population

8,059/km²

60%

Employed

39%

Degree educated

£45,000

Median income

4.1%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

24%
19%
22%
19%
17%
Under 1824%
18–3419%
35–4922%
50–6419%
65+17%

Tenure

29%
28%
20%
23%
Own outright29%
Own (mortgage)28%
Private rent20%
Social rent23%
Shared ownership1%

Ethnicity

47%
16%
22%
White British47%
White Other16%
Asian22%
Black4%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household22%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent23%
Private rent20%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
13
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 1RA

Full postcodeHA6 1RA
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.603443
Longitude-0.409132
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