Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61544, -0.43834

HA6 2RW— Northwood, Hillingdon

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

 

Schools 100%Safety 47/100Transport 17/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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

Liveability
44
Safety
47
Schools
90
Transport
17
Environment
43
Investment
50

The bottom line

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

The catch: 70 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA6 2RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime+320.0% vs London avg

Deep-dive guides for HA6 2RW

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

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Postcode Personality

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How HA6 2RW 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 · 2 min walk

KS2: 106.8

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 36 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 · 136 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

273.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+263% vs borough

Crime by type

Violence & sexual offences33%
Other27%
Anti-social behaviour24%
Vehicle crime8%
Burglary6%
Drug offences3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 3.0km

Crime is +320% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,515/m²
Price per ft²£327/ft²
Avg floor area89.8 m²

EPC breakdown

C
8%
D
25%
E
24%
F
4%

Based on 61 properties · Confidence: high

Street mix

Semi 23%Terraced 2%Detached 15%Flat 60%

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£224,500
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.4%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

+87.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 65 sales

Property Type Mix

Total: 65 sales

Detached15.4%
Semi-detached23.1%
Terraced1.5%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£138k+104.8%4
Post-dot-com plateau2001–2004£305k£372k+22%1.5
Pre-crash peak2005–2007£369k£230k-37.8%3.7
GFC & correction2008–2012£347k£236k-32%2.8
Help-to-Buy recovery2014–2015£280k£683k+143.4%4
Brexit uncertainty2017–2019£560k£680k+21.4%1.5
Pandemic surge2020–2021£655k£315k-51.9%1
Rate-rise correction2022–2023£335k£725k+116.4%1
Current market2025–2026£275k£345k+25.5%1

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+4% alpha

Weakest performer

Semi-detached

-1.8% alpha

Detached+4% α
Local
6.3%
District
2.3%
Flat/maisonette-0.3% α
Local
7.6%
District
7.9%
Semi-detached-1.8% α
Local
8.8%
District
10.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
13.3 min walk
Rickmansworth

Nearby stations

Northwood Underground StationMetropolitan
14 min walk
Moor Park Underground StationMetropolitan
21 min walk
Northwood Hills Underground StationMetropolitan
32 min walk
Croxley Underground StationMetropolitan
44 min walk
RickmansworthNational Rail
46 min walk
No bus stops within 400m

4

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★70 min
Victoria73 min ↑
Waterloo73 min ↑
Canary Wharf80 min ↑
City78 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park55m
Santander docks (800m)0
Nearest cycle dock16.3 km

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 waterLOW
Low
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: 21.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 77% of London

Nearest SSSI: Ruislip Woods SSSI — 2.5 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 529 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketNorthwood Hills Supermarket · 2.5 km
4 tennis courts7 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby pubs

The Gate59 m
Prince of Wales619 m
Ye Olde Greene Manne811 m

Nearby gyms

Northwood Cricket Club172 m
David Lloyd Clubs Northwood483 m

Nearby health

Mount Vernon529 m
Food hygiene (5-star)69% of 13

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

REPENTEE LIMITED
SCIENTIA ASSOCIATES LIMITED
SJS MEDICAL LIMITED
TATAKI LONDON LTD
TATAKI LTD

+1 more

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score15/100
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

45

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,961m
Crossrail 2 route23,288m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,863 nationally

1,633

Est. population

2,682/km²

55%

Employed

47%

Degree educated

£46,700

Median income

3.8%

Claimant rate

SuburbanLow densityEstablished mixed

45

Community stability

Age profile

21%
13%
20%
21%
24%
Under 1821%
18–3413%
35–4921%
50–6421%
65+24%

Tenure

29%
21%
26%
24%
Own outright29%
Own (mortgage)22%
Private rent26%
Social rent24%
Shared ownership0%

Ethnicity

42%
14%
28%
White British42%
White Other14%
Asian28%
Black7%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household23%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent26%
Social rent24%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
7
Local approval rate
70%
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)
12
Largest scheme
18 homes · ALSO KNOWN AS 1-18 CARLTON PLACE, 59-67, ALSO KNOWN AS 1-18 CARLTON PLACE, 59-67, RICKMANSWORTH ROAD, HA6
Pipeline pressure
NONE

Named schemes (500m)

31-35, 31-35, DUCKS HILL ROAD, HA616 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
Orenda and 68, Orenda and 68, Thirlmere Gardens, Northwood, H6 2RU7 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

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Key facts for HA6 2RW

Full postcodeHA6 2RW
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.615444
Longitude-0.438337
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