Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.59814, -0.38186

HA5 3HF— Pinner, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 29/100Low 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
66
Safety
88
Schools
95
Transport
29
Environment
42
Investment
36

The bottom line

HA5 3HF 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: 57 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 3HF

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 3HF

🛡️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 3HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

West Lodge Primary School

Good · Inspected Mar 2023 · 11 min walk

KS2: 110.6

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 18 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 · 51 min walk

1 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 · 1.3km

Crime is 71% below London average

Property

Prices, sales volume and market trends

Avg floor area146.8 m²

EPC breakdown

B
1%
C
3%
D
9%
E
2%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 80%Terraced 3%Detached 17%

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£367,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,373
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.8%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.8%

per year

Acceleration

+28.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 30 sales

Property Type Mix

Total: 30 sales

Detached16.7%
Semi-detached80%
Terraced3.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£185k£263k+42.2%1.6
Post-dot-com plateau2004–2004£413k£413k+0%4
Pre-crash peak2006–2007£465k£535k+15.1%1.5
GFC & correction2008–2012£486k£750k+54.2%1.5
Help-to-Buy recovery2015–2015£735k£735k+0%2
Brexit uncertainty2018–2019£785k£935k+19.1%1.5
Pandemic surge2021–2021£915k£915k+0%3
Rate-rise correction2023–2023£1.16m£1.16m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.8% alpha

Semi-detached+0.8% α
Local
6.5%
District
5.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
7 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
7 min walk
Hatch End Rail StationLioness
19 min walk
Hatch EndNational Rail
19 min walk
Headstone Lane Rail StationLioness
22 min walk
Northwood Hills Underground StationMetropolitan
24 min walk
No bus stops within 400m

34

Walkability score

30

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park294m
Santander docks (800m)0
Nearest cycle dock12.2 km

Nearby car parks

🅿️
Love Lane Car Park· yes
294m
🅿️
Lidl Parking· yes
413m

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 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: 17.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 19%
Less green space than 87% of London

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

THE PINN MEDICAL CENTRE

37 LOVE LANE, HA5 3EE

4 min walk

70%

Recommend GP

70%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

2

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

20

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Oddfellows Arms (337 m)

Nearest supermarketM&S Foodhall · 446 m
10 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

454m

Post office

Nearby shops

Bread of Life379 m
Hilton & Family383 m
Pinner News427 m
TGJones452 m

Nearby cafes

Copper Kettle Cafe365 m
Ahimsa The Vegan Cafe395 m
Starbucks449 m
Café Sombra461 m

Nearby restaurants

Titash353 m
Sougtani371 m
Wenzel's391 m
Subway445 m

Nearby pubs

Oddfellows Arms337 m
Beer Asylum418 m
Queen's Head430 m
Hand in Hand456 m

Nearby gyms

Fitness First376 m
Pinner Lawn Tennis Club489 m
The Vagabonds Club893 m
Pinner West End Lawn Tennis Club1.0 km

Nearby pharmacies

Boots400 m
GOR Pharmacy720 m

Nearby health

Apple Dental Studios629 m
Cohen Dental Centre830 m
Hatch End Medical Centre930 m
Food hygiene (5-star)60% of 65

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

BUILDING EVOLUTION LTD
GOTTAGO LTD
MOUNT TALBOT COMMUNICATIONS LIMITED
PERIOD PLASTERWORK LTD

Investment

Investment grade, yield and market outlook

36

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 score23/100
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

46.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,609m
Crossrail 2 route18,931m

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)
42
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
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)

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
31-35, 31-35, Bridge Street, HA5 3HR6 homes
completed
2, 2, Avenue Road, Pinner, HA5 3HH5 homes
completed
Glengariff, 59, Glengariff, 59, Moss Lane, Pinner, HA5 3AZ4 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 3HF

Full postcodeHA5 3HF
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.598143
Longitude-0.381856
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