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Northwood Hills market report HA6 2, Northwood
The HA6 2 (Northwood Hills) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,094 registered sales in HA6 2 (Northwood) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical HA6 2 (Northwood) home changed hands for £825,000 in 2026 (median of 31 registered sales, up 3% on five years earlier), with the mean at £1,305,100, and by floor area homes here have averaged about £6,810 per square metre over the last five years. Source: 4,094 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like HA6 2 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 2 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.
Today's HA6 2 prices, from the sold record
The 2026 median for HA6 2 is £825,000, taken from 31 registered sales. The mean, which is what most sites call the "average house price", is £1,305,100, a long way above it, which tells you a few very expensive sales are pulling the average up.
HA6 2 prices by floor area
The last five years of sales put HA6 2 at roughly £6,810 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts HA6 2 189% above the country at large.
HA6 2's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £825,000 | £825,000 | 31 |
| 2025 | £720,000 | £737,217 | 88 |
| 2024 | £883,500 | £939,342 | 84 |
| 2023 | £995,000 | £1,093,262 | 79 |
| 2022 | £695,000 | £814,967 | 99 |
| 2021 | £800,000 | £1,012,903 | 128 |
| 2020 | £585,000 | £759,050 | 68 |
| 2019 | £665,000 | £871,656 | 91 |
| 2018 | £950,000 | £1,266,368 | 81 |
| 2017 | £865,000 | £1,179,773 | 95 |
| 2016 | £841,500 | £1,177,267 | 130 |
| 2015 | £730,000 | £1,031,490 | 131 |
| 2014 | £550,000 | £780,271 | 155 |
| 2013 | £397,500 | £571,963 | 92 |
| 2012 | £495,500 | £729,314 | 100 |
| 2011 | £454,000 | £685,365 | 104 |
| 2010 | £373,500 | £585,744 | 114 |
| 2009 | £366,800 | £589,634 | 118 |
| 2008 | £345,000 | £565,528 | 94 |
| 2007 | £450,000 | £763,325 | 167 |
| 2006 | £418,000 | £725,595 | 193 |
| 2005 | £380,000 | £676,247 | 119 |
| 2004 | £325,000 | £590,263 | 135 |
| 2003 | £330,000 | £607,940 | 171 |
| 2002 | £272,000 | £511,766 | 197 |
| 2001 | £250,000 | £480,612 | 153 |
| 2000 | £193,000 | £378,763 | 166 |
| 1999 | £159,000 | £316,879 | 189 |
| 1998 | £177,000 | £357,287 | 179 |
| 1997 | £155,000 | £317,874 | 212 |
| 1996 | £184,800 | £389,735 | 204 |
| 1995 | £100,000 | £217,385 | 127 |
In cash terms the typical HA6 2 home went from £100,000 in 1995 to £825,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 280%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 35% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HA6 2 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 1996 (+84.8% on the year before); the weakest, 2019 (−30.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +14.6% | +11.9% |
| 5 years (since 2021) | +0.6% | −4.0% |
| 10 years (since 2016) | −0.2% | −3.5% |
| 20 years (since 2006) | +3.5% | +0.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 31 sales completed in HA6 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 163 sales a year before the financial crisis and 76 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around HA6 2
The local authority for HA6 2 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 £825,000 median sold price makes a gross yield of 2.3%. 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.
The shape of the HA6 2 market
Only 31 sales completed here in the last twelve months of data, which makes HA6 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within HA6, this sector trades 18% above the district median: one of the dearer corners of its district.
What people ask about HA6 2 (Northwood Hills)
Is HA6 2 (Northwood Hills) a good place to buy a house?
How much did a house sell for in HA6 2 (Northwood Hills)?
Are property prices falling in HA6 2 (Northwood Hills)?
What happens to HA6 2 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 3% over five years in cash but down 19% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in HA6 now
Turning to what is actually available: 17 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole HA6 district, not just HA6 2: live asking prices are collected per district.
Of everything listed here, 38% asks less than the sold record of comparable homes. 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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every HA6 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: HA prices by size
Real sold prices by size across the HA area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the HA area is the point: the same five years treated these districts very differently.
Five-year change in the median, HA area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in HA6
A few minutes' walk can separate two very different markets. Here are HA6's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA6 1 | £630,000 | 20 |
| 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 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HA6 2, open the average prices map and zoom from the HA6 2 shading down to the sold homes on your own street. Every recorded HA6 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HA6 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to HA6 2. Free after a one click sign in.
Two maps carry on from here: every HA6 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.