Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.60215, -0.37812

HA5 3BB— Pinner, Harrow

Location and area intelligence for HA5 3BB, Pinner, Harrow

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 18/100Low yield 2.65%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
88
Schools
100
Transport
18
Environment
42
Investment
35

The bottom line

HA5 3BB 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: 66 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 3BB

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-71.0% vs London avg

Deep-dive guides for HA5 3BB

🛡️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 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Grimsdyke School

Outstanding · Inspected Nov 2023 · 14 min walk

KS2: 108.9

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 19 min walk

P8: +0.62A8: 58.0

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

18.7 incidents per 1,000 residents

Better than 87% of London
→ Stable

-68% vs borough

Crime by type

Vehicle crime27%
Burglary23%
Other17%
Violence & sexual offences17%
Anti-social behaviour7%
Drug offences7%
Robbery3%
Theft0%

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 · 1.5km

Crime is 71% below London average

Property

Prices, sales volume and market trends

Avg floor area157.9 m²

EPC breakdown

C
1%
D
5%
E
8%

Based on 14 properties · Confidence: medium

Street mix

Detached 100%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£394,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,373
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.2%

Total change

+468%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.1%

per year

Acceleration

+58.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£225k£415k+84.4%1
Post-dot-com plateau2004–2004£545k£545k+0%1
Pre-crash peak2005–2007£495k£661k+33.6%1.3
GFC & correction2008–2009£1.00m£700k-30%1
Brexit uncertainty2017–2018£1.27m£1.17m-8.2%1.5
Pandemic surge2020–2021£1.07m£1.17m+9.9%2
Rate-rise correction2022–2023£2.08m£1.13m-45.7%1
Current market2024–2024£1.28m£1.28m+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.5% alpha

Detached+0.5% α
Local
3.9%
District
3.4%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
12.6 min walk
Hatch End

Nearby stations

Hatch End Rail StationLioness
13 min walk
Hatch EndNational Rail
13 min walk
Pinner Underground StationMetropolitan
13 min walk
Headstone Lane Rail StationLioness
18 min walk
Northwood Hills Underground StationMetropolitan
27 min walk
No bus stops within 400m

13

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★66 min
Waterloo69 min ↑
Canary Wharf78 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 park691m
Santander docks (800m)0
Nearest cycle dock12.1 km

Nearby car parks

🅿️
Love Lane Car Park· yes
774m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 17.3 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 25%
Less green space than 99% of London

Nearest SSSI: Harrow Weald SSSI — 3.3 km

Energy

Solar: 850 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 yield850.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HATCH END MEDICAL CENTRE

577 UXBRIDGE ROAD, HATCH END, HA5 4RD

6 min walk

81%

Recommend GP

81%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

13

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon and Sixpence (784 m)

Nearest supermarketM&S Foodhall · 914 m
8 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)

956m

Post office

Nearby shops

Tesco Express760 m
Bread of Life894 m
Hilton & Family899 m
Pinner News918 m

Nearby cafes

Doolchee Coffee & Dessert669 m
Caffe Pascucci716 m
Copper Kettle Cafe878 m
Ahimsa The Vegan Cafe894 m

Nearby restaurants

Lattakia582 m
Minori594 m
Indiawaale626 m
Casa Mia632 m

Nearby pubs

The Moon and Sixpence784 m
Oddfellows Arms851 m
Queen's Head888 m
Hand in Hand912 m

Nearby gyms

Pinner Lawn Tennis Club181 m
Fitness First890 m

Nearby pharmacies

Boots912 m

Nearby health

Cohen Dental Centre389 m
Hatch End Medical Centre434 m
Apple Dental Studios1.1 km
Food hygiene (5-star)56% of 25

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

INCREDIBLE ESCAPES LTD
KPMC LIMITED

Investment

Investment grade, yield and market outlook

35

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 score21/100
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

39.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,615m
Crossrail 2 route18,884m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,016 nationally

1,608

Est. population

4,025/km²

56%

Employed

60%

Degree educated

£51,500

Median income

1.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

21%
18%
23%
28%
Under 1821%
18–3410%
35–4918%
50–6423%
65+28%

Tenure

53%
35%
Own outright53%
Own (mortgage)35%
Private rent11%
Social rent1%
Shared ownership1%

Ethnicity

54%
28%
White British54%
White Other11%
Asian28%
Black2%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine6%
No car household11%
Unemployed1%
No qualifications7%

Housing tenure (Census 2021)

Private rent11%
Social rent1%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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)
18
Largest scheme
56 homes · 621-631, 621-631, UXBRIDGE ROAD, HA5 3PT
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Holly Grove, 21 Briants Close, Hatch End, HA5 4SY5 homes
completed
Glengariff, 59, Glengariff, 59, Moss Lane, Pinner, HA5 3AZ4 homes
completed
32, 32, Oakhill Avenue, Pinner, HA5 3DN2 homes
completed
Plots 3 & 4, land at, Plots 3 & 4, land at, Holly Grove, Hatch End, HA5 4SY2 homes
completed
61, 61, Paines Lane, HA5 3BX1 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 3BB

Full postcodeHA5 3BB
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.602147
Longitude-0.378118
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