Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.59769, -0.39749

HA5 2AN— Pinner, Harrow

Location and area intelligence for HA5 2AN, Pinner, Harrow

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 21/100Low yield 2.65%

Best for: Families

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

Liveability
51
Safety
80
Schools
90
Transport
21
Environment
46
Investment
41

The bottom line

HA5 2AN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 65 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 2AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for HA5 2AN

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA5 2AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harlyn Primary School

Not yet inspected · Inspected Dec 2024 · 5 min walk

KS2: 106.7

★★

Secondary

UTC Heathrow

Good · Inspected Feb 2023 · 11 min walk

P8: -1.57A8: 30.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+22% vs borough

Crime by type

Other27%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime9%
Burglary6%
Drug offences5%
Theft4%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.3km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area198 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

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£495,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2023 · CAGR

+3%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

+80.5%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£665k£665k+0%1
Rate-rise correction2023–2023£1.20m£1.20m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Northwood Hills Underground StationMetropolitan
11 min walk
Pinner Underground StationMetropolitan
16 min walk
Northwood Underground StationMetropolitan
29 min walk
Eastcote Underground StationMetropolitan · Piccadilly
29 min walk
Hatch End Rail StationLioness
30 min walk
No bus stops within 400m

13

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★65 min
Victoria66 min ↑
Waterloo67 min ↑
Canary Wharf75 min ↑
City72 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

3

Car parks (800m)

4

EV chargers (800m)

Nearest car park87m
Santander docks (800m)0
Nearest cycle dock13.2 km

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 waterMEDIUM
Medium
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: 18.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.8 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

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield853.2 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

13 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 3.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Case Is Altered (1.1 km)

Nearest supermarketNorthwood Hills Supermarket · 940 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

874m

Post office

Nearby shops

A. J's News265 m

Nearby restaurants

Fletchers fish bar260 m
Smokin Lad270 m
Domino's302 m

Nearby pubs

The Case Is Altered1.1 km

Nearby gyms

Pinner West End Lawn Tennis Club991 m

Nearby health

DNTL621 m
Food hygiene (5-star)71% of 17

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

A

High street health

Registered businesses

LOSSASSIST INTERNATIONAL LIMITED

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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 low.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score15/100
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

25.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,529m
Crossrail 2 route19,904m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,135 nationally

1,935

Est. population

6,881/km²

58%

Employed

48%

Degree educated

£44,600

Median income

5.1%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

25%
21%
24%
16%
15%
Under 1825%
18–3421%
35–4924%
50–6416%
65+15%

Tenure

27%
23%
34%
15%
Own outright27%
Own (mortgage)23%
Private rent34%
Social rent15%
Shared ownership1%
Rent free1%

Ethnicity

31%
15%
35%
White British31%
White Other15%
Asian35%
Black8%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household29%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent34%
Social rent15%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
7
Planning apps (3 years)
8
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
159 homes · Garages Rear Of 43 Greenway, 1 - 110, Mill Farm Close, Pinner, HA5 3SL
Pipeline pressure
NONE

Named schemes (500m)

Garages Rear Of 43 Greenway, 1 - 110, Mill Farm Close, Pinner, HA5 3SL159 homes
completed
BLOCK C, GOVERNMENT BUILDINGS, BLOCK C, GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA560 homes
completed
BLOCK A GOVERNMENT BUILDINGS, BLOCK A GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA542 homes
completed
TANWORTH GARDENS, RICKMANSWORTH ROAD, HA5 3TH14 homes
completed
LAND OFF, LAND OFF, OAKCROFT CLOSE, RICKMANSWORTH ROAD (R/O 75-79), HA5 3TJ13 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.4%
Ward turnout
130%
Election year
2026
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Paul Simon OsbornConservative
Kuha KumaranConservative
Norman Shairp StevensonConservative

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Key facts for HA5 2AN

Full postcodeHA5 2AN
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.597692
Longitude-0.397494
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