Pinner South · Harrow · Ruislip, Northwood and Pinner constituency · 51.59589, -0.39519

HA5 2AR— Pinner South, Harrow

Location and area intelligence for HA5 2AR, Pinner South, Harrow

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 18/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
82
Schools
90
Transport
18
Environment
46
Investment
30

The bottom line

HA5 2AR 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 catch: 65 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 2AR

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+22.6% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for HA5 2AR

🛡️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 2AR 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 · 6 min walk

KS2: 106.7

★★

Secondary

UTC Heathrow

Good · Inspected Feb 2023 · 14 min walk

P8: -1.57A8: 30.1

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.5 incidents per 1,000 residents

Better than 57% of London
→ Stable

-2% vs borough

Crime by type

Vehicle crime21%
Other18%
Anti-social behaviour16%
Violence & sexual offences15%
Burglary11%
Theft9%
Robbery7%
Drug offences3%

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 · 2.1km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA5 district median

£679,000

Based on 73 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,305/m²
Price per ft²£493/ft²
Avg floor area82.3 m²

EPC breakdown

C
8%
D
14%
E
3%

Based on 25 properties · Confidence: medium

Street mix

Semi 6%Terraced 41%Flat 53%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£205,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
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

1996–2026 · CAGR

+6.3%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

-11.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached6.3%
Terraced40.6%
Flat/maisonette53.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£95k+41.8%2.2
Post-dot-com plateau2001–2003£143k£225k+57.3%1.3
Pre-crash peak2005–2007£216k£250k+16%1
GFC & correction2008–2011£266k£185k-30.5%1
Help-to-Buy recovery2015–2015£315k£315k+0%3
Brexit uncertainty2019–2019£410k£410k+0%1
Pandemic surge2021–2021£401k£401k+0%3
Rate-rise correction2022–2023£420k£445k+6%1
Current market2024–2026£458k£420k-8.2%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.7% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+3.7% α
Local
20.3%
District
16.6%
Terraced+0.3% α
Local
7.5%
District
7.2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing3
Trend Position100

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
12.3 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
13 min walk
Northwood Hills Underground StationMetropolitan
14 min walk
Eastcote Underground StationMetropolitan · Piccadilly
27 min walk
Hatch End Rail StationLioness
30 min walk
Hatch EndNational Rail
30 min walk
No bus stops within 400m

25

Walkability score

35

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)

0

EV chargers (800m)

Nearest car park170m
Santander docks (800m)0
Nearest cycle dock13.0 km

Nearby car parks

🅿️
Lidl Parking· yes
683m

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: 18.0 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.9 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

10 min walk

6

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 4.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Oddfellows Arms (730 m)

Nearest supermarketLidl · 713 m
7 tennis courts1 sports halls

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)

863m

Post office

Nearby shops

A. J's News263 m
Bread of Life721 m
Hilton & Family753 m

Nearby cafes

Daisy's in the Park708 m

Nearby restaurants

Fletchers fish bar258 m
Smokin Lad269 m
Domino's307 m
Sougtani694 m

Nearby pubs

Oddfellows Arms730 m
The Case Is Altered977 m

Nearby gyms

Fitness First703 m
Pinner West End Lawn Tennis Club735 m

Nearby health

DNTL874 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AD CHAUFFEURS LIMITED
CONSTANTINE PROPERTIES LIMITED
DEVINA PANKHANIA LTD
DILSE FOODS LIMITED
E & A COACHWORKS (WEMBLEY) LIMITED

+15 more

Investment

Investment grade, yield and market outlook

30

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,293m
Crossrail 2 route19,680m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,360 nationally

1,683

Est. population

4,049/km²

56%

Employed

61%

Degree educated

£51,500

Median income

2.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

22%
15%
21%
17%
25%
Under 1822%
18–3415%
35–4921%
50–6417%
65+25%

Tenure

42%
32%
18%
Own outright42%
Own (mortgage)32%
Private rent19%
Social rent7%
Shared ownership1%

Ethnicity

38%
41%
White British38%
White Other10%
Asian41%
Black4%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household21%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent19%
Social rent7%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (12 months)
4
Planning apps (3 years)
7
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)
10
Largest scheme
159 homes · Garages Rear Of 43 Greenway, 1 - 110, Mill Farm Close, Pinner, HA5 3SL
Pipeline pressure
NONE

Named schemes (500m)

BLOCK C, GOVERNMENT BUILDINGS, BLOCK C, GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA560 homes
completed
The Orange Tree PH, 1, The Orange Tree PH, 1, Pinner Green, Pinner Green, HA5 2AF22 homes
completed
TANWORTH GARDENS, RICKMANSWORTH ROAD, HA5 3TH14 homes
completed
7, 7, Rickmansworth Road, Pinner, HA5 3TF4 homes
completed
14, 14, Pinner Hill Road, Pinner, HA5 3SB3 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

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Key facts for HA5 2AR

Full postcodeHA5 2AR
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner South
Latitude51.595889
Longitude-0.395190
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