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HA5 2DG

Tolcarne Drive · Northwood Hills · Hillingdon

HA5 2DG is in Northwood Hills, Hillingdon — exceptional school provision — 100% Good or Outstanding.

Nearest tube: Northwood Hills Underground Station, 4.2 min

Best for:FamiliesOwner-occupiers
71
i
Liveability
N/A
i
Safety
56
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Transport
47
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Environment
67
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Amenity
100
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Property
London liveability rankTop 29% in London
OverallGood
InvestmentNeutral
RiskLow
Suburban · Medium density
Updated 29 May 2026
Compare HA5 2DG with…
HA5 2DG
71Liveability
56Transport

Deep-dive guides for HA5 2DG

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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At a glance

  • 📍HA5 2DG is in Northwood Hills, Hillingdon — exceptional school provision — 100% Good or Outstanding.
  • 👤Best for: Families, Owner-occupiers
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Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area59 m²

EPC breakdown

C
6%
D
4%
E
5%
F
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 50%Detached 29%Flat 21%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£147,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Investment

Rental yield, rent and gentrification

34

Investment score

Weak

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

Low gross yield (2.29%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent£1,350
Gross yield2.29% (low)
Gentrification score24/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

Low

Price growth potential

Low

Development pressure

Low

New supply risk

Safety

Crime rates and local incidents

Crime data not available for this postcode.

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
🚇
Northwood Hills Underground StationMetropolitan line
4.2 min walk
🚂
Carpenders Park

Nearby stations

🚇
Northwood Hills Underground StationMetropolitan
5 min walk
🚇
Pinner Underground StationMetropolitan
22 min walk
🚇
Northwood Underground StationMetropolitan
24 min walk
🚇
Eastcote Underground StationMetropolitan · Piccadilly
31 min walk
🚇
Ruislip Manor Underground StationPiccadilly · Metropolitan
35 min walk
🚌No bus stops within 400m

54

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

73 min

London Bridge

82 min

Victoria

72 min

Waterloo ★

80 min

Canary Wharf

76 min

City

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harlyn Primary School

Not yet inspected · 4 min walk

KS2: 106.7

—

Secondary

Northwood School

Not yet inspected · 6 min walk

P8: +0.80A8: 56.9

100% of local schools rated Good or Outstanding

Childcare

Childcare

Hillview Nursery School

Not inspected · 65 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Surface waterLOW
Low
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 10.0 µg/m³
NoiseLOW
none
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.8 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 31%

Nearest SSSI: Ruislip Woods SSSI — 2.2 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

ACRE SURGERY

NEAL CLOSE, ACRE WAY, HA6 1TQ

10 min walk

57%

Recommend GP

57%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 3.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95%66.7%

Demographics

22 Apr

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Rank: 31,918 nationally

1,859

Est. population

3,459/km²

61%

Employed

52%

Degree educated

£46,000

Median income

2.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

Under 1823%
18–3413%
35–4923%
50–6420%
65+21%

Tenure

Own outright44%
Own (mortgage)36%
Private rent17%
Social rent3%
Rent free0%

Ethnicity

White British43%
White Other12%
Asian37%
Black3%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household10%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent 17%Social rent 2%

vs. London

Income vs London+9.5%

Politics

Local councillors and MP

Ward majorityConservative
Ward majority vote29.6%
Ward turnout35%
Election year2022
MPDavid Simmonds (Conservative)
MP majority7,581
ConstituencyRuislip, Northwood and Pinner

Councillors

Jonathan Philip Simon BiancoConservative
Kishan Hitesh BhattConservative

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

26

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketNorthwood Hills Supermarket · 467 m
2 tennis courts1 swimming pools

0

Libraries (1km)

0

Cinemas (2km)

344m

Post office

Nearby shops

Tesco Express285 m
Wenzel's338 m
Northwood Local340 m
Co-op Food398 m

Nearby cafes

Cafe Hills348 m
Cha Cha Chai444 m
Krave479 m
Costa499 m

Nearby restaurants

Hot House Pizza315 m
Zeenat326 m
Shah's Halal Food333 m
Cinnamon Garden341 m

Nearby pubs

The Three Wishes394 m
The Case Is Altered1.0 km

Nearby gyms

Trojan Fitness317 m
Fit Club390 m

Nearby pharmacies

Ross Pharmacy513 m

Nearby health

Tiggasmile Northwood365 m
DNTL382 m
Northwood Hills Dental Practice735 m
Food hygiene (5-star)50% of 62

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