Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61720, -0.42870

HA6 2AP— Northwood, Hillingdon

Location and area intelligence for HA6 2AP, Northwood, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 22/100~1% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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

Liveability
45
Safety
10
Schools
90
Transport
22
Environment
43
Investment
26

The bottom line

HA6 2AP offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 65 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA6 2AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for HA6 2AP

🛡️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⚠️ Very high crime

“Strong, well-rated schools nearby”

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How HA6 2AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity CofE Primary School

Good · Inspected May 2023 · 8 min walk

KS2: 106.8

—

Secondary

Northwood School

Not yet inspected · 28 min walk

P8: +0.80A8: 56.9

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 98 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+564% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences32%
Other29%
Anti-social behaviour21%
Vehicle crime8%
Burglary4%
Drug offences4%
Robbery1%
Theft1%

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) · 3.3km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£8,289/m²
Price per ft²£770/ft²
Avg floor area211.6 m²

EPC breakdown

B
1%
C
4%
D
10%
E
5%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 4%Detached 96%

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£529,000
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,115
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.7%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.5%

per year

Acceleration

+1.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Detached95.8%
Semi-detached4.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£450k£310k-31.1%1
Post-dot-com plateau2001–2002£760k£467k-38.6%1
Pre-crash peak2006–2006£860k£860k+0%2
GFC & correction2008–2011£920k£624k-32.2%1
Help-to-Buy recovery2013–2015£950k£1.32m+38.7%1
Brexit uncertainty2018–2019£765k£1.52m+99.2%1.5
Pandemic surge2020–2020£1.81m£1.81m+0%1
Rate-rise correction2022–2023£1.60m£1.65m+3.1%2
Current market2025–2025£1.73m£1.73m+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+1.1% alpha

Detached+1.1% α
Local
3.7%
District
2.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing2
Trend Position40

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
9.2 min walk
Carpenders Park

Nearby stations

Northwood Underground StationMetropolitan
10 min walk
Moor Park Underground StationMetropolitan
18 min walk
Northwood Hills Underground StationMetropolitan
29 min walk
Carpenders Park Rail StationLioness
40 min walk
Carpenders ParkNational Rail
40 min walk
No bus stops within 400m

11

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★65 min
Victoria66 min ↑
Waterloo67 min ↑
Canary Wharf75 min ↑
City72 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park553m
Santander docks (800m)0
Nearest cycle dock15.7 km

Nearby car parks

🅿️
Green Lane Car Park· yes
617m

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 waterLOW
Low
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 52%
Less green space than 84% of London

Nearest SSSI: Ruislip Woods SSSI — 2.8 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 yield847.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EASTBURY SURGERY

3 EASTBURY ROAD, HA6 3BG

9 min walk

84%

Recommend GP

84%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 1.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (586 m)

Nearest supermarketNorthwood Hills Supermarket · 2.2 km
4 tennis courts12 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

765m

Post office

Nearby shops

Tesco Express713 m

Nearby cafes

Blush Café and Dessert592 m
Bubbles659 m
Cofix792 m

Nearby restaurants

Moka603 m
Maharaja605 m
Northwood Piazza609 m
Grounded Kitchen708 m

Nearby pubs

The Three Wishes586 m
The Gate754 m

Nearby gyms

Northwood Lawn Tennis Club687 m
St Helen's School Sports Centre780 m

Nearby pharmacies

Boots705 m

Nearby health

Dene Dental Practice552 m
Food hygiene (5-star)71% of 28

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

5ZAR LTD
ASHWIN BROTHERS & CO LIMITED
MULBERRY BUSINESS CONSULTANCY LIMITED
MY WEST 5 LIMITED
NISHK PROPERTIES LTD

+2 more

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

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

Low gross yield (0.9%) 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
0.9% (low)London avg: 3.8%Low yield — bottom 25% of London
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

8/100

Velocity score

Future outlook

51.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,481m
Crossrail 2 route22,767m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,265 nationally

1,630

Est. population

2,816/km²

56%

Employed

63%

Degree educated

£46,700

Median income

0.9%

Claimant rate

SuburbanLow densityOwner occupiers / families

55

Community stability

Age profile

21%
14%
20%
19%
27%
Under 1821%
18–3414%
35–4920%
50–6419%
65+27%

Tenure

44%
32%
20%
Own outright44%
Own (mortgage)32%
Private rent20%
Social rent3%
Shared ownership1%

Ethnicity

33%
51%
White British33%
White Other7%
Asian51%
Black3%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine8%
No car household11%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent20%
Social rent3%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
56%
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)
25
Largest scheme
13 homes · LAND TO THE EAST OF LONDON SCHOOL OF THEOLOGY, GREEN LANE, NORTHWOOD, HA6 2UW
Pipeline pressure
NONE

Named schemes (500m)

25 DENE ROAD, 25, Dene Road, NORTHWOOD, HA6 2BX8 homes
completed
10A, 10A, Sandy Lodge Way, Northwood, HA6 2AJ6 homes
completed
14, 14, SANDY LODGE WAY, NORTHWOOD, HA6 2AJ6 homes
completed
11 SANDY LODGE WAY, 11, LODGE WAY, HA6 2AH4 homes
completed
1A, 1A, Grove Road, Northwood, HA6 2AP1 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 2AP

Full postcodeHA6 2AP
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.617204
Longitude-0.428700
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