Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61354, -0.42888

HA6 2BU— Northwood, Hillingdon

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

The family fortress

 

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

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
84
Schools
90
Transport
33
Environment
62
Investment
37

Location

HA6 2BU

Key facts for HA6 2BU

Full postcodeHA6 2BU
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.613538
Longitude-0.428885
Parliamentary constituencyRuislip, Northwood and Pinner
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-96.3% vs London avg

Deep-dive guides for HA6 2BU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA6 2BU 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 · 7 min walk

KS2: 106.8

★★

Secondary

Haydon School

Good · 29 min walk

P8: -0.16A8: 48.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 94 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

2.4 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 300.0%

from a low base — still below London average

-77% vs borough

Crime by type

Anti-social behaviour50%
Vehicle crime50%
Drug offences0%
Other0%
Theft0%
Robbery0%
Burglary0%
Violence & sexual offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 96% 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 area212.8 m²

EPC breakdown

B
2%
C
4%
D
5%
E
2%

Based on 13 properties · Confidence: medium

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£532,000
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, filled cavity
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,115
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 Underground StationMetropolitan line
5.3 min walk
🚂
West Ruislip

Nearby stations

🚇
Northwood Underground StationMetropolitan
6 min walk
🚇
Moor Park Underground StationMetropolitan
23 min walk
🚇
Northwood Hills Underground StationMetropolitan
25 min walk
🚇
Carpenders Park Rail StationLioness
43 min walk
🚇
Croxley Underground StationMetropolitan
48 min walk
🚌5 bus routes · 4 stops within 400m · 58 buses/hr peak

25

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria84 min ↑
Waterloo ★74 min
Canary Wharf82 min ↑
City78 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park178m
Santander docks (800m)0
Nearest cycle dock15.6 km

Nearby car parks

🅿️
Green Lane Car Park· yes
226m

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 waterNONE
No assessed surface water flood risk
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: 21.0 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 2.4 km

Energy

Solar: 847 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

2

Care homes (1km)

Nearest hospitalMount Vernon · 1.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketNorthwood Hills Supermarket · 1.9 km
3 tennis courts6 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

470m

Post office

Nearby shops

Tesco Express375 m

Nearby cafes

Blush Café and Dessert250 m
Bubbles341 m
Cofix511 m

Nearby restaurants

Maharaja241 m
Northwood Piazza250 m
Moka272 m
Grounded Kitchen410 m

Nearby pubs

The Three Wishes242 m
The Gate739 m

Nearby gyms

St Helen's School Sports Centre554 m
Northwood Lawn Tennis Club653 m

Nearby pharmacies

Boots372 m

Nearby health

Dene Dental Practice221 m
Food hygiene (5-star)71% of 48

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

E

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 (2.55%) 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 score21/100
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

54.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,287m
Crossrail 2 route22,605m

Demographics

22 Apr

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

1.4%

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)
10
Planning apps (12 months)
3
Planning apps (3 years)
9
Local approval rate
67%
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)
29
Largest scheme
14 homes · TRUE LOVERS KNOT, TRUE LOVERS KNOT, RICKMANSWORTH ROAD, NORTHWOOD, HA6 2QN
Pipeline pressure
NONE

Named schemes (500m)

LAND TO THE EAST OF LONDON SCHOOL OF THEOLOGY, GREEN LANE, NORTHWOOD, HA6 2UW13 homes
completed
LAND BETWEEN, 8A & 2A, LAND BETWEEN, 8A & 2A, MAXWELL ROAD, HA6 2YF12 homes
completed
DELL COURT, 1, DELL COURT, 1, GREEN LANE, NORTHWOOD, HA6 2UT12 homes
completed
25 DENE ROAD, 25, Dene Road, NORTHWOOD, HA6 2BX8 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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The bottom line

HA6 2BU 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: 74 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

83%

Confidence score

10/12

Pillars populated

High 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
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
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 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