Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.60080, -0.38645

HA5 3EP— Pinner, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 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
54
Safety
86
Schools
90
Transport
19
Environment
45
Investment
37

The bottom line

HA5 3EP 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 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA5 3EP

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+6.2% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for HA5 3EP

🛡️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 3EP 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 · 13 min walk

KS2: 110.6

★★

Secondary

UTC Heathrow

Good · Inspected Feb 2023 · 18 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.3 incidents per 1,000 residents

Better than 79% of London
→ Stable

-47% vs borough

Crime by type

Anti-social behaviour32%
Vehicle crime22%
Violence & sexual offences17%
Other12%
Burglary12%
Theft5%
Drug offences2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.8km

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area220.7 m²

EPC breakdown

B
1%
C
6%
D
3%
E
3%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 12%Terraced 8%Detached 80%

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£551,750
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

+8.4%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

+138.6%

per year

Acceleration

+186.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Detached80%
Semi-detached12%
Terraced8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£225k£225k+0%4
Post-dot-com plateau2004–2004£745k£745k+0%1
Pre-crash peak2005–2007£680k£410k-39.7%1
GFC & correction2010–2012£485k£1.14m+135.1%1.7
Help-to-Buy recovery2014–2016£769k£1.55m+101.6%1.3
Brexit uncertainty2018–2019£1.31m£1.27m-3.7%2
Pandemic surge2020–2021£1.27m£660k-48.2%2
Rate-rise correction2023–2023£1.57m£1.57m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+1.9% alpha

Detached+1.9% α
Local
8.4%
District
6.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

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
11.4 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
12 min walk
Hatch End Rail StationLioness
20 min walk
Hatch EndNational Rail
20 min walk
Northwood Hills Underground StationMetropolitan
20 min walk
Headstone Lane Rail StationLioness
25 min walk
No bus stops within 400m

19

Walkability score

12

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park473m
Santander docks (800m)0
Nearest cycle dock12.6 km

Nearby car parks

🅿️
Lidl Parking· yes
632m
🅿️
Love Lane Car Park· 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: 17.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 3.8 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

HPCT CAS OPHTHALMOLOGY TP

WESTBURY HOUSE, 1ST FLOOR, 23-25 BRIDGE STREET, HA5 3HR

9 min walk

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMount Vernon · 4.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Oddfellows Arms (584 m)

Nearest supermarketLidl · 613 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)

778m

Post office

Nearby shops

A. J's News588 m
Bread of Life623 m
Hilton & Family651 m
Pinner News775 m

Nearby cafes

Copper Kettle Cafe662 m
Ahimsa The Vegan Cafe735 m
Starbucks824 m
Café Sombra842 m

Nearby restaurants

Domino's544 m
Smokin Lad582 m
Sougtani592 m
Fletchers fish bar594 m

Nearby pubs

Oddfellows Arms584 m
Beer Asylum760 m
Queen's Head821 m
Hand in Hand845 m

Nearby gyms

Fitness First605 m
Pinner Lawn Tennis Club697 m
Pinner West End Lawn Tennis Club1.2 km

Nearby pharmacies

Boots698 m
GOR Pharmacy1.1 km

Nearby health

Cohen Dental Centre698 m
Hatch End Medical Centre856 m
Apple Dental Studios977 m
Food hygiene (5-star)64% of 25

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AAVYA PROPERTIES LTD
BETTER NUTRITION BETTER YOU LIMITED
CHESTNUT ESTATES LIMITED
DOWAT TRADING LTD
IKON 9 LTD

+6 more

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 score17/100
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

27.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,033m
Crossrail 2 route19,343m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,312 nationally

1,983

Est. population

3,739/km²

56%

Employed

54%

Degree educated

£44,600

Median income

2.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

24%
14%
22%
18%
22%
Under 1824%
18–3414%
35–4922%
50–6418%
65+22%

Tenure

35%
31%
20%
Own outright35%
Own (mortgage)31%
Private rent20%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

30%
45%
White British30%
White Other9%
Asian45%
Black5%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine11%
No car household19%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent20%
Social rent12%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Planning apps (3 years)
3
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
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)

621-631, 621-631, UXBRIDGE ROAD, HA5 3PT56 homes
completed
552, 552, UXBRIDGE ROAD, HA5 3LX32 homes
completed
540, 540, Uxbridge Road, HA5 3PY5 homes
completed
542, 542, Uxbridge Road, HA5 3QA4 homes
completed
Land at Bridge House, 125, Land at Bridge House, 125, Waxwell Lane, Pinner, HA5 3ER4 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 3EP

Full postcodeHA5 3EP
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.600796
Longitude-0.386454
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