Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60754, -0.40858

HA6 1RR— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 83/100Transport 27/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
83
Schools
90
Transport
27
Environment
48
Investment
27

The bottom line

HA6 1RR 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 1RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for HA6 1RR

🛡️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 1RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hillside Infant School

Not yet inspected · 2 min walk

★★

Secondary

UTC Heathrow

Good · Inspected Feb 2023 · 6 min walk

P8: -1.57A8: 30.1

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 · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences45%
Anti-social behaviour16%
Other16%
Vehicle crime10%
Burglary8%
Drug offences5%
Theft1%
Robbery0%

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) · 2.9km

Crime is 23% below 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£7,226/m²
Price per ft²£671/ft²
Avg floor area106.1 m²

EPC breakdown

C
2%
D
8%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 14%Detached 86%

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£265,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+650%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.8%

per year

Acceleration

+44.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Detached86.4%
Semi-detached13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£95k£155k+63.2%1.2
Post-dot-com plateau2001–2002£295k£228k-22.7%1
Pre-crash peak2005–2005£320k£320k+0%1
GFC & correction2009–2011£473k£404k-14.6%2.3
Help-to-Buy recovery2013–2014£380k£355k-6.6%1
Brexit uncertainty2019–2019£660k£660k+0%1
Pandemic surge2020–2021£950k£638k-32.9%1.5
Current market2025–2025£713k£713k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-2.5% alpha

Detached-2.5% α
Local
2.5%
District
5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
9.4 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
10 min walk
Northwood Underground StationMetropolitan
14 min walk
Pinner Underground StationMetropolitan
31 min walk
Hatch End Rail StationLioness
35 min walk
Carpenders Park Rail StationLioness
35 min walk
No bus stops within 400m

26

Walkability score

13

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

5

Car parks (800m)

4

EV chargers (800m)

Nearest car park476m
Santander docks (800m)0
Nearest cycle dock14.2 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: 19.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 13%
More green space than 75% of London

Nearest SSSI: Ruislip Woods SSSI — 2.5 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

5 min walk

57%

Recommend GP

57%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

19

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (749 m)

Nearest supermarketNorthwood Hills Supermarket · 677 m
1 tennis courts8 swimming pools

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)

836m

Post office

Nearby shops

Northwood Convenience Store476 m
Pat-a-Cake500 m
ABI Convenience Store512 m
Morrisons Daily547 m

Nearby cafes

The Coffee Shop461 m
Wyld Thyme529 m
O Mineiro Butcher590 m
Tastes of Portugal616 m

Nearby restaurants

Bina478 m
Northwood Fish & Chips510 m
Sushi Spot551 m
Lahore Northwood552 m

Nearby pubs

The Three Wishes749 m

Nearby gyms

Fit Club756 m
Trojan Fitness891 m

Nearby pharmacies

Carter Chemist477 m
Ross Pharmacy617 m

Nearby health

Northwood Hills Dental Practice541 m
Precision Smiles610 m
DNTL749 m
Tiggasmile Northwood843 m
Food hygiene (5-star)54% of 50

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ABS INVESTMENTS HOLDINGS LTD
AZNA HOLDINGS LTD
BAIJUL SHAH FAMILY OFFICE LIMITED
CS DRYLINING LTD
GERRARDS CROSS ORTHODONTICS LTD

+4 more

Investment

Investment grade, yield and market outlook

27

Investment score

Weak

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

Low gross yield (2.3%) 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
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score23/100
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

59.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,735m
Crossrail 2 route21,049m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,048 nationally

1,661

Est. population

3,086/km²

59%

Employed

60%

Degree educated

£46,700

Median income

0.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

22%
21%
21%
24%
Under 1822%
18–3412%
35–4921%
50–6421%
65+24%

Tenure

40%
45%
13%
Own outright40%
Own (mortgage)45%
Private rent13%
Social rent1%
Shared ownership0%

Ethnicity

32%
52%
White British32%
White Other9%
Asian52%
Black2%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine7%
No car household8%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent13%
Social rent1%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
1
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
86%
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)
6
Largest scheme
64 homes · 117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY
Pipeline pressure
NONE

Named schemes (500m)

LAND AT PLAYING FIELD, LAND AT PLAYING FIELD, NEAL CLOSE, HA632 homes
completed
32, 32, Townsend Way, Northwood, HA6 1TF2 homes
completed
Land Forming Part of 14, Land Forming Part of 14, Wieland Road, Northwood, HA6 3QU1 homes
completed
LAND ADJOINING 45, LAND ADJOINING 45, COLUMBUS GARDENS, NORTHWOOD, HA6 1TL1 homes
completed
7 STANLEY ROAD, NORTHWOOD, HA6 1RQ1 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 1RR

Full postcodeHA6 1RR
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.607536
Longitude-0.408585
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