Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.59521, -0.38218

HA5 3EE— Pinner, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 72/100Transport 33/100Low yield 2.65%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
72
Schools
90
Transport
33
Environment
45
Investment
40

The bottom line

HA5 3EE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 3EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+86.0% vs London avg

Deep-dive guides for HA5 3EE

🛡️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 3EE 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 · 7 min walk

KS2: 110.6

—

Secondary

Pinner High School

Not yet inspected · 23 min walk

P8: +0.74A8: 58.2

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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+111% vs borough

Crime by type

Other35%
Anti-social behaviour20%
Violence & sexual offences12%
Theft11%
Vehicle crime8%
Drug offences5%
Robbery4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.2km

Crime is +86% above London average

Property

Prices, sales volume and market trends

Avg floor area71.5 m²

EPC breakdown

C
3%
D
6%
E
4%

Based on 13 properties · Confidence: medium

Street mix

Semi 60%Flat 13%Other 27%

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£178,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+6.8%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.7%

per year

Acceleration

-50.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached81.8%
Flat/maisonette18.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£126k£126k+0%2
Post-dot-com plateau2001–2003£175k£221k+26.3%1
Pre-crash peak2006–2006£365k£365k+0%1
GFC & correction2008–2009£480k£244k-49.2%1
Help-to-Buy recovery2015–2015£388k£388k+0%1
Brexit uncertainty2019–2019£570k£570k+0%1
Pandemic surge2021–2021£750k£750k+0%1
Rate-rise correction2023–2023£610k£610k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
3.2 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
3 min walk
North Harrow Underground StationMetropolitan
22 min walk
Hatch End Rail StationLioness
23 min walk
Hatch EndNational Rail
23 min walk
Headstone Lane Rail StationLioness
24 min walk
No bus stops within 400m

54

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria61 min ↑
Waterloo60 min ↑
Canary Wharf66 min ↑
City63 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park61m
Santander docks (800m)0
Nearest cycle dock12.2 km

Nearby car parks

🅿️
Love Lane Car Park· yes
61m
🅿️
Lidl Parking· yes
223m

Connectivity

Broadband and mobile coverage

36%

Full fibre

32%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed175 Mbps
Median download9 Mbps
Superfast coverage36%
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: 17.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 4.1 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

THE PINN MEDICAL CENTRE

37 LOVE LANE, HA5 3EE

0 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 4.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

21

Sports (1km)

7

Convenience

Nearest supermarketM&S Foodhall · 135 m
16 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

135m

Post office

Nearby shops

Pinner News99 m
TGJones130 m
Foodie Wuwdies153 m
Hilton & Family155 m

Nearby cafes

Ahimsa The Vegan Cafe72 m
Copper Kettle Cafe111 m
Starbucks135 m
Café Sombra154 m

Nearby restaurants

Subway117 m
Turqoise Kitchen135 m
Matsya135 m
Friends136 m

Nearby pubs

Beer Asylum92 m
Queen's Head139 m
Hand in Hand161 m
Oddfellows Arms179 m

Nearby gyms

Fitness First202 m
The Vagabonds Club566 m
Pinner West End Lawn Tennis Club740 m
Pinner Lawn Tennis Club751 m

Nearby pharmacies

Boots122 m
GOR Pharmacy395 m

Nearby health

Apple Dental Studios303 m
Cohen Dental Centre1.2 km
Food hygiene (5-star)60% of 68

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

BRADLEY & JONES LIMITED
COASTAL CREST ESTATES LTD
CROWN STAYS LTD
EDUXON CONSULTING LTD
GAMBRON LTD

+2 more

Investment

Investment grade, yield and market outlook

40

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 score22/100
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

43.9

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,467m
Crossrail 2 route18,820m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,207 nationally

1,734

Est. population

4,588/km²

59%

Employed

61%

Degree educated

£51,500

Median income

3.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

47

Community stability

Age profile

22%
16%
23%
17%
22%
Under 1822%
18–3416%
35–4923%
50–6417%
65+22%

Tenure

36%
28%
28%
Own outright36%
Own (mortgage)28%
Private rent28%
Social rent6%
Shared ownership2%

Ethnicity

38%
15%
33%
White British38%
White Other15%
Asian33%
Black4%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household24%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent28%
Social rent6%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
46
Planning apps (3 years)
1
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)
14
Largest scheme
96 homes · LAND REAR OF TUDOR COTTAGE, LAND REAR OF TUDOR COTTAGE, ELM PARK ROAD, HA5 3LE
Pipeline pressure
NONE

Named schemes (500m)

Greenhill Service Station, Greenhill Service Station, Marsh Road, Pinner, HA5 5PB30 homes
completed
Land Rear of 65, Land Rear of 65, Bridge Street, Pinner, HA5 3HZ26 homes
completed
221, formerly The George PH, 221, formerly The George PH, Marsh Road, Pinner, HA5 5NE25 homes
completed
Parkville House, Red Lion Parade, Parkville House, Red Lion Parade, Bridge Street, Pinner, HA5 3JP21 homes
completed
Waxwell Lane Car Park, Waxwell Lane Car Park, Waxwell Lane, Pinner20 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 3EE

Full postcodeHA5 3EE
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.595207
Longitude-0.382176
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