Land by postcode · HA area · HA6
What the open records say about the HA6 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Northwood.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
388
Median sale price
£725,000
Median £ per m² of floor area
£7,778
Median, last 12m vs prior 12m
+1.2%
£720,000 → £728,770
Mix of sales: 36% detached, 20% semi-detached, 12% terraced, 32% flats.
New-build sales 2023–2024: 34 of 441 (8%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 721 live postcodes in HA6 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
25 of 721 postcodes
Hillingdon · Three Rivers
108 of 721 postcodes
Moor Park Estate · Northwood Town Centre, Green Lane · Frith Wood · Northwood, Frithwood · The Glen, Northwood
527 of 721 postcodes
2 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in HA6 fall inside: National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
3% of postcodes in HA6 are inside the Green Belt, so Northwood has land both inside and outside it. Which side of the boundary a plot sits on determines whether the Green Belt tests apply to it at all.
73% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in HA6 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 35 decided since 2021, 11 refused, typically 86 days to a decision.
19 of 35
approved, 54%
47% across London
50 homes approved of 105 applied for
Approved examples
53-55 THE BROADWAY JOEL STREET NORTHWOOD HA6 1NZ (1 new home)
Change of use of undercroft to provide a wheelchair accessible self-contained residential unit with associated external alterations/works in...
Approved 2023-02-24, Hillingdon ref 5564/APP/2022/2355
LAND TO SOUTH OF GREENEND 17 DENE ROAD NORTHWOOD HA6 2BS (9 new homes)
Erection of 6 dwellings with new access to Foxdell and erection of 3 dwellings with new access to Dene Road with associated landscaping and ...
Approved 2024-11-11, Hillingdon ref 73243/APP/2022/2535
4A THE BROADWAY JOEL STREET NORTHWOOD HA6 1PF (2 new homes)
Conversion of first and second floor 3-bedroom residential unit into 1 x studio flat and 1x 1-bed flat with associated internal alterations
Approved 2023-04-11, Hillingdon ref 77805/APP/2023/233
By the kind of plot, from the wording of each proposal:
18 decided since 2021, 11 refused, typically 76 days to a decision
7 of 18
approved, 39%
43% across London
Approved examples
LAND FORMING PART OF 43 THE DRIVE ADJACENT TO 68 AND 113 KNOLL CRESCENT NORTHWOOD HA6 1HY
Erection of two semi-detached houses with associated parking
Approved 2021-07-13, Hillingdon ref 70975/APP/2021/1458
LAND FORMING PART OF 43 THE DRIVE ADJACENT TO 68 AND 113 KNOLL CRESCENT NORTHWOOD HA6 1HY
Erection of two semi-detached houses with associated parking.
Approved 2022-10-25, Hillingdon ref 70975/APP/2022/1017
LAND TO SOUTH OF GREENEND 17 DENE ROAD NORTHWOOD HA6 2BS
Erection of 6 dwellings with new access to Foxdell and erection of 3 dwellings with new access to Dene Road with associated landscaping and ...
Approved 2024-11-11, Hillingdon ref 73243/APP/2022/2535
3 decided since 2021, 1 refused, typically 56 days to a decision
2 of 3
approved
49% across London
Approved examples
17A HIGHFIELD CRESCENT NORTHWOOD HA6 1EZ
Retention of replacement dwelling
Approved 2021-06-23, Hillingdon ref 72859/APP/2021/1712
7 STANLEY ROAD NORTHWOOD HA6 1RQ
Demolition of existing bungalow and erection of 4 no. bedroom dwelling (Part Retrospective)
Approved 2023-11-02, Hillingdon ref 76825/APP/2023/2633
10 decided since 2021, 4 refused, typically 56 days to a decision
6 of 10
approved, 60%
45% across London
Approved examples
54c HIGH STREET NORTHWOOD HA6 1BL
Change of use of offices (Use Class E) to a one-bedroom dwelling (Application for Prior Approval under Schedule 2, Part 3, Class MA of the T...
Approved 2022-07-13, Hillingdon ref 70476/APP/2022/1640
28 HAWTHORNE COURT RYEFIELD CRESCENT NORTHWOOD HA6 1LJ
Conversion of commercial (Class E) space to 5 no. residential units comprising 4 one-bed units and 1 two-bed unit (class C3) (Application fo...
Approved 2022-08-11, Hillingdon ref 77316/APP/2022/1726
4A THE BROADWAY JOEL STREET NORTHWOOD HA6 1PF
Conversion of first and second floor 3-bedroom residential unit into 1 x studio flat and 1x 1-bed flat with associated internal alterations
Approved 2023-04-11, Hillingdon ref 77805/APP/2023/233
Also decided here: 9 applications for outbuildings, annexes or garden buildings, 6 approved, typically 64 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
HA6 is split between planning authorities: Hillingdon (73% of sampled postcodes), Three Rivers (27% of sampled postcodes).
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In HA6, 3% of postcodes are in the Green Belt, 15% in a conservation area. On Green Belt or National Landscape plots a new home is the exception and needs a specific case; a replacement dwelling, a conversion or a modest extension is usually the realistic route there. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 73% of postcodes in HA6 are under an Article 4 direction (2 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In HA6 the median sale is £725,000, and only 8% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in HA6 would be measured against a £725,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: the local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.