Northwood · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.60891, -0.42325

HA6 2YR— Northwood, Hillingdon

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

The family fortress

 

Schools 100%Safety 78/100Transport 29/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
78
Schools
90
Transport
29
Environment
61
Investment
28

The bottom line

HA6 2YR 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 catch: 66 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA6 2YR

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+26.0% vs London avg

Deep-dive guides for HA6 2YR

🛡️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 2YR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Frithwood Primary School

Not yet inspected · 8 min walk

KS2: 106.9

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 21 min walk

P8: -0.16A8: 48.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.9 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+9% vs borough

Crime by type

Other31%
Violence & sexual offences23%
Vehicle crime15%
Burglary11%
Anti-social behaviour7%
Robbery7%
Drug offences5%
Theft2%

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) · 2.5km

Crime is +26% 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£6,509/m²
Price per ft²£605/ft²
Avg floor area144 m²

EPC breakdown

B
1%
C
3%
D
1%

Based on 5 properties · Confidence: low

Street mix

Detached 90%Flat 10%

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£360,000
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, filled cavity
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (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

1995–2025 · CAGR

+9.3%

Total change

+1341%

Market Activity

Price Velocity & Acceleration

Current Velocity

+289.0%

per year

Acceleration

+362.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Detached90%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£210k+211.1%1
Post-dot-com plateau2001–2004£249k£360k+44.9%1
GFC & correction2012–2012£550k£550k+0%1
Help-to-Buy recovery2016–2016£955k£955k+0%1
Rate-rise correction2023–2023£250k£250k+0%1
Current market2025–2025£973k£973k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

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
2.8 min walk
West Ruislip

Nearby stations

Northwood Underground StationMetropolitan
3 min walk
Northwood Hills Underground StationMetropolitan
17 min walk
Moor Park Underground StationMetropolitan
30 min walk
Carpenders Park Rail StationLioness
42 min walk
Pinner Underground StationMetropolitan
43 min walk
No bus stops within 400m

27

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria67 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City73 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park65m
Santander docks (800m)0
Nearest cycle dock15.1 km

Nearby car parks

🅿️
Green Lane Car Park· yes
426m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 2.0 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

4 min walk

84%

Recommend GP

84%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 1.7 km
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

30

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Wishes (415 m)

Nearest supermarketNorthwood Hills Supermarket · 1.3 km
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

259m

Post office

Nearby shops

Tesco Express284 m
ABI Convenience Store533 m
Pat-a-Cake536 m
General Store549 m

Nearby cafes

Cofix260 m
Bubbles339 m
Blush Café and Dessert409 m
Wyld Thyme533 m

Nearby restaurants

Pizza Hut Delivery258 m
Tai Pan Express299 m
Grounded Kitchen302 m
Moka394 m

Nearby pubs

The Three Wishes415 m

Nearby gyms

St Helen's School Sports Centre359 m
Northwood Lawn Tennis Club690 m
The Northwood Club804 m

Nearby pharmacies

Boots292 m
Carter Chemist551 m

Nearby health

Dene Dental Practice447 m
Precision Smiles697 m
Food hygiene (5-star)66% of 47

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ALL GLAMOUR LTD
AUREON NEST LTD
FINE PLOT LIMITED
INTELLECTUAL MINDS LIMITED
LOCUS INTELLECT LIMITED

+2 more

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

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

Low gross yield (1.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

47.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,694m
Crossrail 2 route22,038m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,833 nationally

1,599

Est. population

4,460/km²

60%

Employed

56%

Degree educated

£45,000

Median income

3.2%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

22%
18%
22%
18%
21%
Under 1822%
18–3418%
35–4922%
50–6418%
65+21%

Tenure

32%
28%
30%
Own outright32%
Own (mortgage)28%
Private rent30%
Social rent9%
Shared ownership1%

Ethnicity

45%
18%
24%
White British45%
White Other18%
Asian24%
Black5%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household18%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent30%
Social rent9%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
Local approval rate
64%
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)
3
Largest scheme
24 homes · 36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG
Pipeline pressure
NONE

Named schemes (500m)

36-40, 36-40, Rickmansworth Road, Northwood, HA6 2QG24 homes
completed
LAND BETWEEN, 8A & 2A, LAND BETWEEN, 8A & 2A, MAXWELL ROAD, HA6 2YF12 homes
completed
1, 1, Forge Lane, Northwood, HA6 1DP6 homes
completed
48A, 48A, MURRAY ROAD, NORTHWOO, HA6 2YL5 homes
completed
37, 37, Hallowell Road, Northwood, HA6 1DT5 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 2YR

Full postcodeHA6 2YR
Postcode districtHA6
BoroughLondon Borough of Hillingdon
WardNorthwood
Latitude51.608912
Longitude-0.423253
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