Pinner South · Harrow · Ruislip, Northwood and Pinner constituency · 51.58823, -0.38576

HA5 1EQ— Pinner South, Harrow

Location and area intelligence for HA5 1EQ, Pinner South, Harrow

The family fortress

 

Schools 100%Safety 88/100Transport 28/100Low yield 2.65%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
88
Schools
90
Transport
28
Environment
48
Investment
36

The bottom line

HA5 1EQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 59 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA5 1EQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA5 1EQ meets your needs.

Location

HA5 1EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+37.6% vs London avg
vs London crime-76.0% vs London avg

Deep-dive guides for HA5 1EQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA5 1EQ with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA5 1EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

West Lodge Primary School

Good · Inspected Mar 2023 · 5 min walk

KS2: 110.6

—

Secondary

Pinner High School

Not yet inspected · 13 min walk

P8: +0.74A8: 58.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

15.8 incidents per 1,000 residents

Better than 89% of London
→ Stable

-73% vs borough

Crime by type

Vehicle crime45%
Violence & sexual offences24%
Anti-social behaviour14%
Other14%
Burglary3%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.4km

Crime is 76% below London average

Property

Prices, sales volume and market trends

Avg floor area111.2 m²

EPC breakdown

C
3%
D
2%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 92%Detached 8%

LHA rates — North West London

Shared room£621/mo
1 bedroom£1100/mo
2 bedrooms£1350/mo
3 bedrooms£1680/mo
4 bedrooms£2100/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£278,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,924
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+7%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.8%

per year

Acceleration

+4.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Semi-detached92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£150k£198k+32.2%1.2
Post-dot-com plateau2002–2003£292k£363k+24.1%1
Pre-crash peak2005–2006£393k£480k+22.1%1
GFC & correction2010–2012£495k£622k+25.7%1
Pandemic surge2020–2020£808k£808k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
6.9%
District
6.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Pinner Underground StationMetropolitan line
7.1 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
8 min walk
Eastcote Underground StationMetropolitan · Piccadilly
19 min walk
North Harrow Underground StationMetropolitan
21 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
22 min walk
Northwood Hills Underground StationMetropolitan
27 min walk
No bus stops within 400m

25

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City65 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park572m
Santander docks (800m)0
Nearest cycle dock12.2 km

Nearby car parks

🅿️
Lidl Parking· yes
770m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G90%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.0 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Ruislip Woods SSSI — 3.6 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HPCT CAS OPHTHALMOLOGY TP

WESTBURY HOUSE, 1ST FLOOR, 23-25 BRIDGE STREET, HA5 3HR

9 min walk

6

GPs within 1km

7

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Whittington (388 m)

Nearest supermarketLidl · 796 m
8 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

398m

Post office

Nearby shops

Day 1345 m
The Meat Like It Used To Be Co.349 m
AJ Food City357 m
Londis427 m

Nearby cafes

Daisy's in the Park468 m
Costa477 m
Indulge521 m
Café Sombra725 m

Nearby restaurants

Gate of India415 m
Pinner Chef436 m
Sakee Bar & Restaurant483 m
Thai Villa488 m

Nearby pubs

The Whittington388 m
Beer Asylum723 m
Hand in Hand743 m
Queen's Head763 m

Nearby gyms

The Vagabonds Club315 m
Pinner West End Lawn Tennis Club346 m
Fitness First801 m

Nearby pharmacies

GOR Pharmacy481 m
Boots738 m

Nearby health

Apple Dental Studios546 m
Food hygiene (5-star)66% of 44

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

HOUSE LAND & GENERAL LTD

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score23/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

50.9

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,317m
Crossrail 2 route18,759m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,816 nationally

1,838

Est. population

4,659/km²

62%

Employed

62%

Degree educated

£57,800

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

27%
23%
18%
20%
Under 1827%
18–3413%
35–4923%
50–6418%
65+20%

Tenure

41%
39%
14%
Own outright41%
Own (mortgage)39%
Private rent14%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

38%
40%
White British38%
White Other12%
Asian40%
Black2%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine8%
No car household11%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent14%
Social rent6%

vs. London

Income vs London+37.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
36 homes · FORMER BRITISH GAS BOARD SITE, 40, FORMER BRITISH GAS BOARD SITE, 40, EASTCOTE ROAD, HA5 1EY
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRITISH GAS BOARD SITE, 40, FORMER BRITISH GAS BOARD SITE, 40, EASTCOTE ROAD, HA5 1EY36 homes
completed
Abbeyfield Society, Abbeyfield House, 32, Abbeyfield Society, Abbeyfield House, 32, West End Avenue, Pinner, HA5 1BJ7 homes
completed
73, 73, West End Avenue, Pinner, HA5 1BN4 homes
completed
19, 19, Eastcote Road, Pinner, HA5 1EA2 homes
completed
4 & 4A, 4 & 4A, Wentworth Way, Pinner, HA5 1BL2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.9%
Ward turnout
137%
Election year
2026
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

June Rosemary BaxterConservative
Hitesh Kantilal KariaConservative
Jean LammimanConservative

Live in HA5 1EQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA5 1EQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

Similar postcodes

Frequently asked questions

📍 Track HA5 1EQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA5 1EQ

Full postcodeHA5 1EQ
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner South
Latitude51.588233
Longitude-0.385759
Parliamentary constituencyRuislip, Northwood and Pinner
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey