Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60641, -0.42600

HA6 2FZ— Northwood, Hillingdon

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

The family fortress

 

Schools 100%Safety 79/100Transport 25/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
59
Safety
79
Schools
90
Transport
25
Environment
72
Investment
58

The bottom line

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

The catches: very high noise — check proximity to rail lines and 66 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA6 2FZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for HA6 2FZ

🛡️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 2FZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Frithwood Primary School

Not yet inspected · 13 min walk

KS2: 106.9

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 19 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

Hillview Nursery School

Not inspected · 86 min walk

0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.1km

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£5,478/m²
Price per ft²£509/ft²
Avg floor area50.4 m²

EPC breakdown

C
10%
D
1%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 16%Flat 84%

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£126,000
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, partial insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2025 · CAGR

+5.8%

Total change

+382%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

-41.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 18 sales

Property Type Mix

Total: 18 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£57k£83k+45.6%1.3
Post-dot-com plateau2001–2003£93k£135k+44.8%1
Pre-crash peak2005–2006£145k£155k+6.9%2
GFC & correction2010–2011£173k£160k-7.2%1
Help-to-Buy recovery2013–2015£146k£210k+43.8%1.5
Brexit uncertainty2017–2017£288k£288k+0%1
Current market2025–2025£275k£275k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
6.1%
District
7.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

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
6.3 min walk
West Ruislip

Nearby stations

Northwood Underground StationMetropolitan
7 min walk
Northwood Hills Underground StationMetropolitan
16 min walk
Moor Park Underground StationMetropolitan
33 min walk
Pinner Underground StationMetropolitan
43 min walk
Carpenders Park Rail StationLioness
46 min walk
No bus stops within 400m

23

Walkability score

73

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park402m
Santander docks (800m)0
Nearest cycle dock15.2 km

Nearby car parks

🅿️
Green Lane Car Park· yes
598m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 1.7 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

7 min walk

84%

Recommend GP

84%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 1.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (641 m)

Nearest supermarketNorthwood Hills Supermarket · 1.3 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)

571m

Post office

Nearby shops

Tesco Express544 m
General Store637 m
ABI Convenience Store702 m
Pat-a-Cake719 m

Nearby cafes

Cofix584 m
Bubbles604 m
Tastes of Portugal628 m
Blush Café and Dessert638 m

Nearby restaurants

Pizza Hut Delivery587 m
Grounded Kitchen596 m
Northwood Piazza613 m
Maharaja616 m

Nearby pubs

The Three Wishes641 m

Nearby gyms

The Northwood Club658 m
St Helen's School Sports Centre691 m
Northwood Lawn Tennis Club1.0 km

Nearby pharmacies

Boots555 m
Carter Chemist769 m

Nearby health

Dene Dental Practice678 m
Precision Smiles723 m
Food hygiene (5-star)64% of 42

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

FALCONZ CONSULTANCY LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score19/100
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

57.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,727m
Crossrail 2 route22,101m

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)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
100%
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)
3
Largest scheme
24 homes · 36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG
Pipeline pressure
NONE

Named schemes (500m)

36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG24 homes
completed
48A, 48A, MURRAY ROAD, NORTHWOO, HA6 2YL5 homes
completed
48 MURRAY ROAD, 48, Murray Road, HA6 2YL4 homes
completed
7 ELGIN DRIVE, 7, ELGIN DRIVE, NORTHWOOD, HA6 2YR2 homes
completed
17, 17, Highfield Crescent, HA62 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 2FZ

Full postcodeHA6 2FZ
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.606413
Longitude-0.425997
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