Location
Key facts for HA6 2RY
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA6 2RY
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The family fortress”
How HA6 2RY has changed
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Holy Trinity CofE Primary School
Good · 8 min walk
KS2: 106.8
Secondary
Haydon School
Good · 28 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Hillview Nursery School
Not inspected · 93 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
2.4 incidents per 1,000 residents
from a low base — still below London average
-77% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 96% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£350,000
Median sale price
£350,000 is 33% below the London median (£520,000)
Flat
Dominant type
Price history
EPC breakdown
Based on 13 properties · Confidence: medium
Street mix
LHA rates — Outer West London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
31
Walkability score
57
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
8
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Ruislip Woods SSSI — 2.3 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
EASTBURY SURGERY
3 EASTBURY ROAD, HA6 3BG
4 min walk
84%
Recommend GP
84%
Overall GP experience
2
GPs within 1km
5
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
25
Parks (1km)
6
Restaurants (800m)
3
Cafes (800m)
1
Pubs (400m)
1
Pharmacies (800m)
6
Gyms (1km)
10
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
393m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
45
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
58.8
Price growth score
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 32,265 nationally
1,630
Est. population
2,816/km²
56%
Employed
63%
Degree educated
£46,700
Median income
1.4%
Claimant rate
55
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£350,000)
£5,000
Standard buyer
£0
First-time buyer
Save £5,000
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
Live in HA6 2RY? Rate your area
Help future residents make better decisions. Takes 30 seconds.
The bottom line
HA6 2RY offers exceptional schools (100% Good/Outstanding) and low crime at £350,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 74 min to waterloo — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how HA6 2RY scores on each.
Toggle a question above to see how HA6 2RY meets your needs.
Compare Hillingdon with nearby boroughs:
What else could £350k buy?
Similar-priced postcodes — sorted by transport score.
Similar postcodes
Frequently asked questions
Data freshness
When each data source was last updated
95%
Confidence score
12/12
Pillars populated