Northwood Hills · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60755, -0.40980

HA6 1RT— Northwood Hills, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 30/100Low yield 2.55%

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
84
Schools
90
Transport
30
Environment
49
Investment
36

Location

HA6 1RT

Key facts for HA6 1RT

Full postcodeHA6 1RT
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood Hills
Latitude51.607553
Longitude-0.409797
Parliamentary constituencyRuislip, Northwood and Pinner
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-97.2% vs London avg

Deep-dive guides for HA6 1RT

🛡️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 1RT 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 · 1 min walk

★★

Secondary

UTC Heathrow

Good · 7 min walk

P8: -1.57A8: 30.1

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 77 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

1.8 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 200.0%

from a low base — still below London average

-83% vs borough

Crime by type

Violence & sexual offences67%
Vehicle crime33%
Anti-social behaviour0%
Drug offences0%
Other0%
Theft0%
Robbery0%
Burglary0%

Road safety

99

Road safety score

1

Accidents (5yr)

Crime is 97% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area103.3 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

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£258,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 270 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialModerate

Transport

1 May

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
9.3 min walk
🚂
Carpenders Park

Nearby stations

🚇
Northwood Hills Underground StationMetropolitan
10 min walk
🚇
Northwood Underground StationMetropolitan
13 min walk
🚇
Pinner Underground StationMetropolitan
32 min walk
🚇
Carpenders Park Rail StationLioness
36 min walk
🚂
Carpenders ParkNational Rail
36 min walk
🚌No bus stops within 400m

30

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria69 min ↑
Waterloo ★60 min
Canary Wharf67 min ↑
City68 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

4

EV chargers (800m)

Nearest car park392m
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

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 60% 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 · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

22

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (750 m)

Nearest supermarketNorthwood Hills Supermarket · 675 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

835m

Post office

Nearby shops

Northwood Convenience Store394 m
Pat-a-Cake416 m
ABI Convenience Store429 m
General Store516 m

Nearby cafes

The Coffee Shop382 m
Wyld Thyme446 m
Tastes of Portugal537 m
BrewTway574 m

Nearby restaurants

Bina396 m
Northwood Fish & Chips426 m
Masala Majesty492 m
Magic Wok519 m

Nearby pubs

The Three Wishes750 m

Nearby gyms

Fit Club757 m
Trojan Fitness890 m

Nearby pharmacies

Carter Chemist395 m
Ross Pharmacy616 m

Nearby health

Northwood Hills Dental Practice509 m
Precision Smiles543 m
DNTL789 m
Tiggasmile Northwood839 m
Food hygiene (5-star)50% of 54

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

E

High street health

Registered businesses

MODISTO BESPOKE TAILORS LONDON LTD

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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

Low gross yield (2.55%) 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
2.55% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score24/100
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

54.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,809m
Crossrail 2 route21,126m

Demographics

22 Apr

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

0.9%

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)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
13
Local approval rate
100%
Borough approval rate
91%
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)
7
Largest scheme
64 homes · 117, 117, PINNER ROAD, NORTHWOOD, HA6 1BY
Pipeline pressure
NONE

Named schemes (500m)

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 EXPRESS DAIRY SITE, LAND AT EXPRESS DAIRY SITE, WAVERLEY GARDENS, HA620 homes
completed
32, 32, Townsend Way, Northwood, HA6 1TF2 homes
completed
LAND ADJOINING 45, LAND ADJOINING 45, COLUMBUS GARDENS, NORTHWOOD, HA6 1TL1 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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The bottom line

HA6 1RT 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: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Compare Hillingdon with nearby boroughs:

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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