Pinner South · Harrow · Ruislip, Northwood and Pinner constituency · 51.59220, -0.39538

HA5 2BD— Pinner South, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 19/100Low yield 2.65%⚠ Knotweed sites nearby

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
19
Environment
47
Investment
37

The bottom line

HA5 2BD 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: 65 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA5 2BD

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 2BD

🛡️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 2BD 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 · 6 min walk

KS2: 110.6

—

Secondary

Pinner High School

Not yet inspected · 19 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 · 53 min walk

2 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.0km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area142 m²

EPC breakdown

B
2%
C
2%
D
2%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 10%Detached 90%

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£355,000
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, filled cavity
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band FAnnual charge £2,924
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+5.7%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-29.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 10 sales

Property Type Mix

Total: 10 sales

Detached90%
Semi-detached10%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£250k£405k+62%1
Pre-crash peak2007–2007£500k£500k+0%1
Help-to-Buy recovery2014–2014£616k£616k+0%1
Brexit uncertainty2018–2019£766k£650k-15.1%1
Pandemic surge2020–2020£725k£725k+0%1
Rate-rise correction2023–2023£920k£920k+0%1
Current market2024–2024£900k£900k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

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
11.8 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
12 min walk
Northwood Hills Underground StationMetropolitan
17 min walk
Eastcote Underground StationMetropolitan · Piccadilly
22 min walk
North Harrow Underground StationMetropolitan
30 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
31 min walk
No bus stops within 400m

12

Walkability score

17

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park554m
Santander docks (800m)0
Nearest cycle dock12.9 km

Nearby car parks

🅿️
Lidl Parking· yes
765m

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download425 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: 17.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 40%
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

11 min walk

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Case Is Altered (683 m)

Nearest supermarketLidl · 805 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)

880m

Post office

Nearby shops

A. J's News663 m
Bread of Life807 m

Nearby cafes

Daisy's in the Park606 m
The Garden Cafe797 m

Nearby restaurants

Fletchers fish bar658 m
Smokin Lad668 m
Domino's702 m
Sougtani797 m

Nearby pubs

The Case Is Altered683 m

Nearby gyms

Pinner West End Lawn Tennis Club461 m
Fitness First799 m
Food hygiene (5-star)64% of 11

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

CIRCUIT CONTRACTORS LIMITED

Investment

Investment grade, yield and market outlook

37

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 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 score19/100
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

39.6

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,112m
Crossrail 2 route19,539m

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)
8
Planning apps (12 months)
8
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
60 homes · BLOCK C, GOVERNMENT BUILDINGS, BLOCK C, GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA5
Pipeline pressure
NONE

Named schemes (500m)

1 The Circuits Pinner HA5 2BD, 1, The Circuits, Pinner, HA5 2BD2 homes
completed
6, 6, The Circuits, Pinner, HA5 2BD2 homes
completed
5, 5, Crest View, Pinner, HA5 1AN1 homes
completed
51, 51, Harrow View, HA5 3PE1 homes
completed
BRACKENWOOD, BRACKENWOOD, HIGH ROAD, EASTCOTE, HA5 2HQ1 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 2BD

Full postcodeHA5 2BD
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner South
Latitude51.592205
Longitude-0.395377
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