Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60368, -0.43629

HA6 2XE— Northwood, Hillingdon

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

The family fortress

 

Schools 100%Safety 85/100Transport 16/100~1% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
85
Schools
90
Transport
16
Environment
72
Investment
22

The bottom line

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

The catches: 68 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA6 2XE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for HA6 2XE

🛡️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 2XE 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 · 15 min walk

KS2: 106.8

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 23 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 · 120 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.6 incidents per 1,000 residents

Better than 72% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour35%
Violence & sexual offences28%
Burglary17%
Other12%
Vehicle crime5%
Drug offences3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 1.7km

Crime is 41% below London average

Property

21 Jun

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£5,635/m²
Price per ft²£524/ft²
Avg floor area428.9 m²

EPC breakdown

B
2%
C
2%
D
2%
E
1%

Based on 7 properties · Confidence: low

Street mix

Detached 100%

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£1,072,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,115
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+5.6%

Total change

+363%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+39.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£432k£371k-14.1%1.2
Post-dot-com plateau2004–2004£945k£945k+0%1
Pre-crash peak2006–2007£1.28m£1.38m+7.6%2
GFC & correction2009–2011£1.10m£1.76m+60.2%1.5
Help-to-Buy recovery2016–2016£1.43m£1.43m+0%1
Brexit uncertainty2017–2017£2.77m£2.77m+0%1
Pandemic surge2021–2021£1.88m£1.88m+0%1
Current market2024–2024£2.00m£2.00m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.3% alpha

Detached-0.3% α
Local
8.6%
District
8.9%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
14.1 min walk
West Ruislip

Nearby stations

Northwood Underground StationMetropolitan
15 min walk
Northwood Hills Underground StationMetropolitan
24 min walk
Moor Park Underground StationMetropolitan
37 min walk
Ruislip Underground StationPiccadilly · Metropolitan
47 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
47 min walk
No bus stops within 400m

4

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★68 min
Victoria69 min ↑
Waterloo70 min ↑
Canary Wharf78 min ↑
City75 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park703m
Santander docks (800m)0
Nearest cycle dock15.7 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 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: 20.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 1.2 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

15 min walk

84%

Recommend GP

84%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 1.5 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

7

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketNorthwood Hills Supermarket · 1.9 km

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)

1.2km

Post office

Food hygiene (5-star)0% of 1

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

EQUITOPIA LTD
EQUITOPIA STUD LTD
HIGH HERTS HOLDING LTD
MATHEMATICA ACADEMY LTD

Investment

Investment grade, yield and market outlook

22

Investment score

Weak

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

Low gross yield (0.8%) 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
0.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

38.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,216m
Crossrail 2 route22,644m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,624 nationally

1,682

Est. population

1,384/km²

55%

Employed

58%

Degree educated

£46,700

Median income

2.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

57

Community stability

Age profile

19%
13%
18%
24%
26%
Under 1819%
18–3413%
35–4918%
50–6424%
65+26%

Tenure

35%
33%
24%
Own outright35%
Own (mortgage)33%
Private rent8%
Social rent24%

Ethnicity

34%
50%
White British34%
White Other6%
Asian50%
Black4%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine9%
No car household16%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Social rent24%
Private rent8%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
6
Local approval rate
89%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
6 homes · 95, 95, Ducks Hill Road, HA6
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Lowswood Close, HA61 homes
completed
6, 6, Copse Close, HA6 2XG1 homes
completed
38, 38, Nicholas Way, Northwood, HA6 2TS1 homes
completed
38, 38, Linksway, Northwood, HA6 2XB1 homes
completed
23, 23, Linksway, Northwood, HA6 2XA1 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 2XE

Full postcodeHA6 2XE
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.603682
Longitude-0.436286
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