Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61392, -0.43364

HA6 2DD— Northwood, Hillingdon

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

Strong, well-rated schools nearby

 

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

Best for: Owner-occupiers

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

Liveability
43
Safety
10
Schools
90
Transport
22
Environment
60
Investment
26

The bottom line

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

The catch: 67 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA6 2DD

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 2DD

🛡️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 high crime

“Strong, well-rated schools nearby”

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How HA6 2DD 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 · 3 min walk

KS2: 106.8

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 31 min walk

P8: -0.16A8: 48.7

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 134 min walk

1 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)

3

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.8km

Crime is +669% above 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£7,617/m²
Price per ft²£708/ft²
Avg floor area135.4 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

Street mix

Semi 14%Detached 43%Flat 43%

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£338,500
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

1997–2025 · CAGR

+7.2%

Total change

+605%

Market Activity

Price Velocity & Acceleration

Current Velocity

+83.0%

per year

Acceleration

+130.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Detached42.9%
Semi-detached14.3%
Flat/maisonette42.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£199k£425k+114.1%2
Post-dot-com plateau2001–2001£345k£345k+0%1
GFC & correction2010–2011£295k£760k+157.6%1
Help-to-Buy recovery2014–2014£350k£350k+0%1
Brexit uncertainty2017–2017£585k£585k+0%1
Pandemic surge2020–2021£1.46m£765k-47.6%1
Current market2025–2025£1.40m£1.40m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
8.9 min walk
West Ruislip

Nearby stations

Northwood Underground StationMetropolitan
9 min walk
Moor Park Underground StationMetropolitan
22 min walk
Northwood Hills Underground StationMetropolitan
28 min walk
Carpenders Park Rail StationLioness
46 min walk
Croxley Underground StationMetropolitan
47 min walk
No bus stops within 400m

5

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★67 min
Victoria68 min ↑
Waterloo69 min ↑
Canary Wharf77 min ↑
City74 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park268m
Santander docks (800m)0
Nearest cycle dock15.9 km

Nearby car parks

🅿️
Green Lane Car Park· yes
494m

Connectivity

Broadband and mobile coverage

100%

Full fibre

33%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed233 Mbps
Median download232 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 waterMEDIUM
Medium
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: 21.3 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 10%
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

9 min walk

84%

Recommend GP

84%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 875 m
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

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gate (413 m)

No restaurants within 800m — nearest: Maharaja (539 m)

Nearest supermarketNorthwood Hills Supermarket · 2.2 km
4 tennis courts7 swimming pools1 sports halls

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)

783m

Post office

Nearby shops

Tesco Express674 m

Nearby cafes

Blush Café and Dessert562 m
Bubbles654 m

Nearby restaurants

Maharaja539 m
Northwood Piazza550 m
Moka587 m
Grounded Kitchen726 m

Nearby pubs

The Gate413 m
The Three Wishes553 m

Nearby gyms

Northwood Cricket Club501 m
David Lloyd Clubs Northwood702 m

Nearby pharmacies

Boots674 m

Nearby health

Dene Dental Practice542 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

CASAFORTIS LTD
ZENSATION TOUCH LTD

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 (1.2%) 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
1.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
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

46.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,594m
Crossrail 2 route22,922m

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)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
12
Local approval rate
64%
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)
39
Largest scheme
16 homes · 31-35, 31-35, DUCKS HILL ROAD, HA6
Pipeline pressure
NONE

Named schemes (500m)

TRUE LOVERS KNOT, TRUE LOVERS KNOT, RICKMANSWORTH ROAD, NORTHWOOD, HA6 2QN14 homes
completed
LAND TO THE EAST OF LONDON SCHOOL OF THEOLOGY, GREEN LANE, NORTHWOOD, HA6 2UW13 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
London School of Theology, London School of Theology, Green Lane, Northwood, HA6 2UW6 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 2DD

Full postcodeHA6 2DD
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.613925
Longitude-0.433638
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