Local market reports › HA area › HA6
Northwood Hills market report HA6, Northwood
The HA6 (Northwood Hills) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 10,634 registered sales in HA6 (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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 70 registered 2026 sales put the HA6 (Northwood) median at £700,500, up 4% on five years earlier, with a mean of £995,400, and by floor area homes here have averaged about £6,610 per square metre over the last five years. Everything rests on 10,634 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
HA6 is a postcode district covering Northwood, Northwood Hills, Moor Park in Northwood. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where HA6 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 buyers actually paid in HA6
Across 70 registered 2026 sales, the typical (median) HA6 home went for £700,500. The mean is £995,400, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in HA6
By floor space, homes in HA6 have sold for about £6,610 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, HA6 sits 146% above the national market.
HA6's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £700,500 | £700,500 | 70 |
| 2025 | £740,000 | £757,696 | 235 |
| 2024 | £700,000 | £744,244 | 205 |
| 2023 | £685,000 | £752,648 | 236 |
| 2022 | £775,000 | £908,776 | 247 |
| 2021 | £675,000 | £854,637 | 303 |
| 2020 | £623,000 | £808,355 | 194 |
| 2019 | £616,000 | £807,429 | 211 |
| 2018 | £630,000 | £839,802 | 217 |
| 2017 | £647,500 | £883,125 | 246 |
| 2016 | £650,000 | £909,356 | 283 |
| 2015 | £555,000 | £784,215 | 337 |
| 2014 | £495,000 | £702,244 | 351 |
| 2013 | £416,200 | £598,870 | 282 |
| 2012 | £400,000 | £588,750 | 268 |
| 2011 | £400,000 | £603,846 | 275 |
| 2010 | £375,000 | £588,097 | 305 |
| 2009 | £340,000 | £546,553 | 266 |
| 2008 | £325,000 | £532,744 | 245 |
| 2007 | £365,300 | £619,651 | 461 |
| 2006 | £330,000 | £572,838 | 505 |
| 2005 | £314,800 | £560,217 | 342 |
| 2004 | £270,000 | £490,373 | 417 |
| 2003 | £280,000 | £515,828 | 413 |
| 2002 | £245,000 | £460,965 | 538 |
| 2001 | £217,000 | £417,171 | 433 |
| 2000 | £185,000 | £363,063 | 459 |
| 1999 | £150,000 | £298,942 | 559 |
| 1998 | £142,500 | £287,646 | 443 |
| 1997 | £132,000 | £270,705 | 505 |
| 1996 | £120,000 | £253,075 | 469 |
| 1995 | £112,000 | £243,471 | 314 |
In cash terms the typical HA6 home went from £112,000 in 1995 to £700,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 188%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HA6 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 2000 (+23.3% on the year before); the weakest, 2023 (−11.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 36% of the typed total. A detached home currently trades at £1,345,000 against £398,500 for a flat, 3.4 times the price.
Median by property type, HA6
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £1,345,000 | 22 | 3,698 |
| Semi-detached | £752,500 | 17 | 1,859 |
| Terraced | £650,000 | 7 | 1,245 |
| Flats | £398,500 | 24 | 3,832 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.3% | −7.5% |
| 5 years (since 2021) | +0.7% | −3.9% |
| 10 years (since 2016) | +0.8% | −2.6% |
| 20 years (since 2006) | +3.8% | +1.0% |
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.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
HA6 recorded 155 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 446 sales a year before the financial crisis and 199 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.
The rental side of HA6
HA6 falls under Hillingdon, where the ONS puts the average private rent at £1,557 a month (May 2026 figures). The spread runs from £1,241 a month for a typical one-bed to £2,616 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Against the £700,500 median purchase price, a rent of £1,557 a month (£18,684 a year) works out at a 2.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the HA6 market
HA6 is currently the dearest district of its postcode area by median price.
What people ask about HA6 (Northwood Hills)
How much did a house sell for in HA6 (Northwood Hills)?
Are property prices falling in HA6 (Northwood Hills)?
Is HA6 (Northwood Hills) a good place to buy a house?
Are HA6 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 4% over five years in cash but down 18% 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 is for sale in HA6 right now
Everything above is what homes in HA6 sold for. The live side of the market holds 17 homes at the moment, listed by 5 agents publishing to HomesIndex, at a typical asking price 71% above the HA6 median sold price.
38% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: HA prices by size
What homes of each size actually sold for across the HA area, from the Land Registry record. 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
HA6 ranks 6 of 10 in the HA area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
HA area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside HA6, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA6 1 | £630,000 | 20 |
| HA6 2 | £825,000 | 31 |
| HA6 3 | £907,000 | 19 |
How HA6 compares nearby
Same city, different markets. The neighbouring districts of the HA area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HA6 (this report) | £700,500 | +4% |
| HA5 | £700,000 | +7% |
| HA7 | £615,000 | +2% |
| HA3 | £575,000 | +13% |
| HA8 | £560,000 | +6% |
| HA4 | £550,000 | +7% |
| HA2 | £527,500 | +4% |
| HA9 | £525,000 | +8% |
| HA0 | £460,000 | -1% |
| HA1 | £437,500 | -3% |
Selling in HA6? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HA6'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.
Go deeper
Behind the answers sits the same Land Registry record as this page, with HA6 already set as the subject. Free, one click sign in.
See every individual HA6 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.