Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61204, -0.43650

HA6 2NJ— Northwood, Hillingdon

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

The family fortress

 

Schools 100%Safety 79/100Transport 20/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
53
Safety
79
Schools
90
Transport
20
Environment
59
Investment
30

The bottom line

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

The catch: 67 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 2NJ 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 2NJ meets your needs.

Location

HA6 2NJ

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 2NJ

🛡️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 2NJ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA6 2NJ 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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 131 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 2.6km

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 build100.0%
Price per m²£4,774/m²
Price per ft²£443/ft²
Avg floor area282.9 m²

EPC breakdown

B
7%
C
2%
D
5%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 46%Detached 54%

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£707,250
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.4%

per year

Acceleration

+17.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 13 sales

Property Type Mix

Total: 13 sales

Detached53.8%
Semi-detached46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£210k£269k+28%1.5
Post-dot-com plateau2002–2003£438k£515k+17.7%1.5
Pre-crash peak2005–2007£800k£950k+18.8%1
Brexit uncertainty2018–2019£960k£1.37m+42.7%1
Rate-rise correction2022–2023£1.15m£1.15m+0%1
Current market2025–2025£1.35m£1.35m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
10.5 min walk
West Ruislip

Nearby stations

Northwood Underground StationMetropolitan
11 min walk
Moor Park Underground StationMetropolitan
25 min walk
Northwood Hills Underground StationMetropolitan
28 min walk
Croxley Underground StationMetropolitan
49 min walk
Carpenders Park Rail StationLioness
49 min walk
No bus stops within 400m

5

Walkability score

23

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)

1

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock16.0 km

Nearby car parks

🅿️
Green Lane Car Park· yes
627m

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: 21.4 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 2.1 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

MOUNTWOOD SURGERY

RICKMANSWORTH ROAD, HA6 2RG

9 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 768 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gate (410 m)

No restaurants within 800m — nearest: Maharaja (691 m)

Nearest supermarketNorthwood Hills Supermarket · 2.2 km
4 tennis courts2 swimming pools2 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)

926m

Post office

Nearby cafes

Blush Café and Dessert725 m

Nearby restaurants

Maharaja691 m
Northwood Piazza701 m
Moka750 m

Nearby pubs

The Gate410 m
The Three Wishes716 m
Prince of Wales1.0 km

Nearby gyms

Northwood Cricket Club433 m
David Lloyd Clubs Northwood490 m

Nearby health

Dene Dental Practice719 m
Mount Vernon768 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

HM CHARLES III LTD

Investment

Investment grade, yield and market outlook

30

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 low.

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

38.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,665m
Crossrail 2 route23,018m

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)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
13
Local approval rate
86%
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)
37
Largest scheme
16 homes · 31-35, 31-35, DUCKS HILL ROAD, HA6
Pipeline pressure
NONE

Named schemes (500m)

31-35, 31-35, DUCKS HILL ROAD, HA616 homes
completed
LAND AT 37-45, LAND AT 37-45, DUCKS HILL ROAD, NORTHWOOD, HA6 2SF14 homes
completed
42-46, 42-46, DUCKS HILL ROAD, NORTHWOOD, HA6 2SB10 homes
completed
38 AND 40, 38-40, DUCKS HILL ROAD, NORTHWOOD, HA6 2SB8 homes
completed
27, 27, Ducks Hill Road, Northwood, HA6 2NW6 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 2NJ? 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 2NJ.
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 2NJ

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

No spam. Unsubscribe anytime.

Key facts for HA6 2NJ

Full postcodeHA6 2NJ
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.612039
Longitude-0.436504
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