Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.61161, -0.43897

HA6 2SB— Northwood, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 47/100Transport 18/100Low yield 2.55%

Best for: Most buyers

Compare areas

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

Liveability
42
Safety
47
Schools
90
Transport
18
Environment
59
Investment
38

The bottom line

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

The catch: 67 min to london bridge — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how HA6 2SB 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 2SB meets your needs.

Location

HA6 2SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

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

Deep-dive guides for HA6 2SB

🛡️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 2SB with:

Postcode Personality

🎓 School Smart🌿 Green Lung

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA6 2SB 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 · 4 min walk

KS2: 106.8

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 32 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

Crime is +320% above London average

Property

Prices, sales volume and market trends

Avg floor area117.4 m²

EPC breakdown

B
11%
D
3%
E
5%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 6%Detached 47%Flat 47%

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

Energy & construction

Solar yield847 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£293,500
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+5.7%

Total change

+318%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

-6.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 17 sales

Property Type Mix

Total: 17 sales

Detached47.1%
Terraced5.9%
Flat/maisonette47.1%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£225k£225k+0%1
GFC & correction2012–2012£650k£650k+0%1
Help-to-Buy recovery2014–2016£1.27m£1.21m-4.3%2
Brexit uncertainty2019–2019£900k£900k+0%1
Pandemic surge2020–2021£1.00m£1.00m+0%3
Rate-rise correction2022–2022£940k£940k+0%2

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+-7.4% alpha

Weakest performer

Flat/maisonette

-8.1% alpha

Detached-7.4% α
Local
-2.2%
District
5.2%
Flat/maisonette-8.1% α
Local
-6%
District
2.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
12.5 min walk
West Ruislip

Nearby stations

Northwood Underground StationMetropolitan
13 min walk
Moor Park Underground StationMetropolitan
26 min walk
Northwood Hills Underground StationMetropolitan
30 min walk
Croxley Underground StationMetropolitan
49 min walk
Rickmansworth Underground StationMetropolitan
50 min walk
No bus stops within 400m

5

Walkability score

21

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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park280m
Santander docks (800m)0
Nearest cycle dock16.2 km

Nearby car parks

🅿️
Green Lane Car Park· yes
797m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download443 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.5 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

8 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 659 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gate (413 m)

Nearest supermarketNorthwood Hills Supermarket · 2.3 km
1 tennis courts1 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)

1.1km

Post office

Nearby pubs

The Gate413 m
Prince of Wales977 m

Nearby gyms

David Lloyd Clubs Northwood332 m
Northwood Cricket Club388 m

Nearby health

Mount Vernon659 m
Food hygiene (5-star)80% of 10

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

DENVILLE HALL 2012
FUZZBOX DESIGN LTD
O'NEILL DESIGN LIMITED
TAX FOCUS LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

26.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,793m
Crossrail 2 route23,155m

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)
8
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
11
Local approval rate
88%
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)
18
Largest scheme
16 homes · LAND AT, 97-101, LAND AT, 97-101, 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
64, 64, Ducks Hill Road, HA69 homes
completed
38 AND 40, 38-40, DUCKS HILL ROAD, NORTHWOOD, HA6 2SB8 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 2SB? 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 2SB.
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 2SB

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

No spam. Unsubscribe anytime.

Key facts for HA6 2SB

Full postcodeHA6 2SB
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.611613
Longitude-0.438974
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