Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61504, -0.42581

HA6 2BE— Northwood, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 29/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
48
Safety
10
Schools
60
Transport
29
Environment
45
Investment
28

The bottom line

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

The catch: 60 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA6 2BE

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 2BE

🛡️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 2BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Frithwood Primary School

Not yet inspected · 8 min walk

KS2: 106.9

—

Secondary

Northwood School

Not yet inspected · 24 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 · 94 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)

1

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 3.1km

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£6,934/m²
Price per ft²£644/ft²
Avg floor area125.6 m²

EPC breakdown

C
5%
D
6%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 8%Terraced 50%Detached 42%

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£314,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

+4.2%

Total change

+231%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.3%

per year

Acceleration

+23.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Detached41.7%
Semi-detached8.3%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£263k£475k+80.4%1.4
Post-dot-com plateau2002–2003£463k£300k-35.1%1
GFC & correction2009–2012£675k£420k-37.8%2
Help-to-Buy recovery2013–2015£442k£825k+86.7%1.3
Pandemic surge2021–2021£755k£755k+0%1
Current market2025–2025£871k£871k+0%2

Price Trajectory by Type

DetachedTerraced

Per-type alpha vs district

Best performer

Detached

+-1.6% alpha

Weakest performer

Terraced

-5.3% alpha

Detached-1.6% α
Local
5.9%
District
7.5%
Terraced-5.3% α
Local
5.2%
District
10.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
5.6 min walk
Carpenders Park

Nearby stations

Northwood Underground StationMetropolitan
6 min walk
Moor Park Underground StationMetropolitan
21 min walk
Northwood Hills Underground StationMetropolitan
25 min walk
Carpenders Park Rail StationLioness
39 min walk
Carpenders ParkNational Rail
39 min walk
No bus stops within 400m

20

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria62 min ↑
Waterloo63 min ↑
Canary Wharf70 min ↑
City66 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park274m
Santander docks (800m)0
Nearest cycle dock15.5 km

Nearby car parks

🅿️
Green Lane Car Park· yes
388m

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: 20.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.6 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

5 min walk

84%

Recommend GP

84%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMount Vernon · 1.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketNorthwood Hills Supermarket · 1.9 km
4 tennis courts8 swimming pools2 sports halls

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)

460m

Post office

Nearby shops

Tesco Express427 m

Nearby cafes

Blush Café and Dessert322 m
Bubbles368 m
Cofix484 m

Nearby restaurants

Moka326 m
Maharaja349 m
Northwood Piazza350 m
Grounded Kitchen406 m

Nearby pubs

The Three Wishes320 m

Nearby gyms

Northwood Lawn Tennis Club429 m
St Helen's School Sports Centre467 m

Nearby pharmacies

Boots417 m

Nearby health

Dene Dental Practice284 m
Food hygiene (5-star)65% of 43

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

DHANAM INVESTMENTS LTD
GOLDEN INTELLIGENCE SOLUTIONS LTD
HONEST WELLNESS LTD
P & S CONSULTANTS LTD
TRANSFORMATION PARTNERS GLOBAL LTD

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

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

Low gross yield (1.9%) 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
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,187m
Crossrail 2 route22,483m

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)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
7
Local approval rate
75%
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
24 homes · MOUNTBATTEN HOUSE, 1, MOUNTBATTEN HOUSE, 1, CAREW ROAD, HA6
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, 8A & 2A, LAND BETWEEN, 8A & 2A, MAXWELL ROAD, HA6 2YF12 homes
completed
25 DENE ROAD, 25, Dene Road, NORTHWOOD, HA6 2BX8 homes
completed
30, 30, Eastbury Road, HA66 homes
completed
23B, 23B, GREEN LANE, NORTHWOOD, HA6 2UZ6 homes
completed
14, 14, SANDY LODGE WAY, NORTHWOOD, HA6 2AJ6 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 2BE

Full postcodeHA6 2BE
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.615043
Longitude-0.425814
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