Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60844, -0.42925

HA6 2FS— Northwood, Hillingdon

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

The family fortress

 

Schools 100%Safety 79/100Transport 26/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
58
Safety
79
Schools
90
Transport
26
Environment
60
Investment
29

The bottom line

HA6 2FS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 66 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA6 2FS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA6 2FS meets your needs.

Location

HA6 2FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for HA6 2FS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA6 2FS with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA6 2FS 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 · 11 min walk

KS2: 106.8

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 23 min walk

P8: -0.16A8: 48.7

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 · 90 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.3 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

0% vs borough

Crime by type

Other28%
Anti-social behaviour23%
Violence & sexual offences20%
Vehicle crime17%
Burglary8%
Drug offences2%
Theft1%
Robbery1%

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) · 2.3km

Crime is +16% 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£5,819/m²
Price per ft²£541/ft²
Avg floor area148.3 m²

EPC breakdown

C
4%

Based on 4 properties · Confidence: low

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£370,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.7%

Total change

+244%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

+10.58

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£250k£320k+28%1
Post-dot-com plateau2002–2002£385k£385k+0%1
GFC & correction2011–2011£585k£585k+0%2
Help-to-Buy recovery2015–2016£670k£920k+37.3%1
Brexit uncertainty2018–2018£950k£950k+0%1
Pandemic surge2021–2021£855k£855k+0%1
Current market2025–2025£860k£860k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position100

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
5.5 min walk
West Ruislip

Nearby stations

Northwood Underground StationMetropolitan
6 min walk
Northwood Hills Underground StationMetropolitan
20 min walk
Moor Park Underground StationMetropolitan
30 min walk
Carpenders Park Rail StationLioness
47 min walk
Pinner Underground StationMetropolitan
47 min walk
No bus stops within 400m

19

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria67 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City73 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 park384m
Santander docks (800m)0
Nearest cycle dock15.5 km

Nearby car parks

🅿️
Green Lane Car Park· yes
384m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.8 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 1.8 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

6 min walk

84%

Recommend GP

84%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 1.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (467 m)

Nearest supermarketNorthwood Hills Supermarket · 1.6 km
2 tennis courts1 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)

522m

Post office

Nearby shops

Tesco Express434 m

Nearby cafes

Blush Café and Dessert469 m
Bubbles483 m
Cofix557 m

Nearby restaurants

Maharaja432 m
Northwood Piazza435 m
Moka478 m
Grounded Kitchen513 m

Nearby pubs

The Three Wishes467 m

Nearby gyms

St Helen's School Sports Centre670 m

Nearby pharmacies

Boots445 m

Nearby health

Dene Dental Practice500 m
Food hygiene (5-star)70% of 40

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

A

High street health

Investment

Investment grade, yield and market outlook

29

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

47.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,032m
Crossrail 2 route22,397m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,332 nationally

1,673

Est. population

4,077/km²

56%

Employed

54%

Degree educated

£45,000

Median income

3.7%

Claimant rate

SuburbanMedium densityEstablished mixed

38

Community stability

Age profile

20%
19%
23%
14%
24%
Under 1820%
18–3419%
35–4923%
50–6414%
65+24%

Tenure

29%
18%
41%
Own outright29%
Own (mortgage)18%
Private rent41%
Social rent12%
Shared ownership1%

Ethnicity

37%
19%
31%
White British37%
White Other19%
Asian31%
Black5%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine13%
No car household26%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent41%
Social rent12%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
90%
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 · 36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG
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
23B, 23B, GREEN LANE, NORTHWOOD, HA6 2UZ6 homes
completed
15, 15, Green Lane, Northwood, HA6 2UZ5 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

Live in HA6 2FS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA6 2FS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track HA6 2FS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA6 2FS

Full postcodeHA6 2FS
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.608444
Longitude-0.429248
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