Local market reports › HA area › HA6 › HA6 1
Northwood Hills market report HA6 1, Northwood
The standing HA6 1 (Northwood Hills) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,095 sales registered with HM Land Registry in HA6 1 (Northwood) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 20 registered 2026 sales put the HA6 1 (Northwood) median at £630,000, up 5% on five years earlier, with a mean of £542,800, and by floor area homes here have averaged about £6,210 per square metre over the last five years. Everything rests on 4,095 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like HA6 1 is a single group of streets within HA6 (Northwood), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where HA6 1 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What HA6 1 homes really sell for
20 sales were registered in HA6 1 in 2026, and the middle one of them, the median, went for £630,000. The mean works out at £542,800, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
HA6 1 prices by floor area
Per square metre, HA6 1 homes have averaged around £6,210 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving HA6 1 121% above the national figure.
A typical HA6 1 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £630,000 | £630,000 | 20 |
| 2025 | £700,000 | £716,739 | 83 |
| 2024 | £635,000 | £675,135 | 66 |
| 2023 | £600,000 | £659,253 | 89 |
| 2022 | £685,000 | £803,241 | 89 |
| 2021 | £600,000 | £759,677 | 105 |
| 2020 | £611,000 | £792,785 | 90 |
| 2019 | £580,000 | £760,241 | 77 |
| 2018 | £551,500 | £735,160 | 88 |
| 2017 | £570,000 | £777,423 | 100 |
| 2016 | £530,000 | £741,475 | 104 |
| 2015 | £460,000 | £649,980 | 133 |
| 2014 | £390,000 | £553,283 | 114 |
| 2013 | £385,000 | £553,977 | 117 |
| 2012 | £330,000 | £485,719 | 107 |
| 2011 | £335,000 | £505,721 | 101 |
| 2010 | £323,000 | £506,547 | 115 |
| 2009 | £300,000 | £482,253 | 71 |
| 2008 | £285,000 | £467,175 | 93 |
| 2007 | £279,000 | £473,262 | 183 |
| 2006 | £273,000 | £473,893 | 208 |
| 2005 | £250,000 | £444,899 | 133 |
| 2004 | £238,000 | £432,254 | 181 |
| 2003 | £234,800 | £432,559 | 180 |
| 2002 | £213,000 | £400,758 | 215 |
| 2001 | £182,200 | £350,270 | 168 |
| 2000 | £155,000 | £304,188 | 191 |
| 1999 | £131,000 | £261,076 | 258 |
| 1998 | £115,000 | £232,136 | 158 |
| 1997 | £106,900 | £219,230 | 188 |
| 1996 | £87,200 | £183,901 | 166 |
| 1995 | £80,100 | £174,125 | 104 |
In cash terms the typical HA6 1 home went from £80,100 in 1995 to £630,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 262%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 22% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the HA6 1 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1997 (+22.6% on the year before); the weakest, 2023 (−12.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HA6 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.0% | −12.1% |
| 5 years (since 2021) | +1.0% | −3.7% |
| 10 years (since 2016) | +1.7% | −1.6% |
| 20 years (since 2006) | +4.3% | +1.4% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 20 HA6 1 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 182 sales a year before the financial crisis and 69 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How HA6 1 trades
Only 20 sales completed here in the last twelve months of data, which makes HA6 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within HA6, this sector trades 10% below the district median: one of its district's cheaper corners.
What homes rent for around HA6 1
The local authority for HA6 1 is Hillingdon, and its ONS average private rent currently stands at £1,557 a month (May 2026 figures). A one-bed averages £1,241 a month here and a four-or-more-bed £2,616, so size does most of the work in setting the rent.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
£1,557 a month is £18,684 a year, which against the £630,000 median sold price makes a gross yield of 3.0%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: HA6 1 (Northwood Hills)
Is HA6 1 (Northwood Hills) a good place to buy a house?
How much did a house sell for in HA6 1 (Northwood Hills)?
Are property prices falling in HA6 1 (Northwood Hills)?
Where do HA6 1 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 5% over five years in cash but down 17% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
HA6's current homes for sale
The live side of the market holds 17 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole HA6 district, not just HA6 1: live asking prices are collected per district.
38% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Ducks Hill Road, Northwood, HA6, Northwood
- Elgin Drive, Northwood, HA6
- Jasmin Close, Northwood, Northwood
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every HA6 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: HA prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the HA area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £610,000 | £830,000 (+36%) | £1,150,000 (+39%) | £1,600,000 (+39%) |
| Semi-detached | £475,000 | £535,000 (+13%) | £635,000 (+19%) | £780,000 (+23%) | £920,000 (+18%) |
| Terraced | £425,375 | £500,000 (+18%) | £575,000 (+15%) | £687,500 (+20%) | £820,000 (+19%) |
| Flat | £303,300 | £387,500 (+28%) | £525,000 (+35%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the HA area is the point: the same five years treated these districts very differently.
Winners and losers across the HA area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in HA6
Sector boundaries hide real price steps. The rest of HA6, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA6 2 | £825,000 | 31 |
| HA6 3 | £907,000 | 19 |
Zoom out to the full HA6 district report for the type split, monthly volumes and how HA6 compares with its neighbours.
Before you sell in HA6 1: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HA6 1's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim HA6 1.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to HA6 1. Free after a one click sign in.
See every individual HA6 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.