Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.59646, -0.38667

HA5 3LA— Pinner, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 29/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
86
Schools
90
Transport
29
Environment
47
Investment
33

The bottom line

HA5 3LA 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 3LA

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

Deep-dive guides for HA5 3LA

🛡️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 3LA 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 · 24 min walk

P8: +0.74A8: 58.2

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 · 52 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.5km

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA5 district median

£679,000

Based on 73 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£3,174/m²
Price per ft²£295/ft²
Avg floor area131.8 m²

EPC breakdown

C
8%
D
4%
E
4%
F
1%
G
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 7%Detached 22%Flat 63%Other 7%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£329,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+2%

Total change

+83%

Market Activity

Price Velocity & Acceleration

Current Velocity

-74.6%

per year

Acceleration

-250.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Detached24%
Semi-detached8%
Flat/maisonette68%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£210k£90k-57.1%2.5
Post-dot-com plateau2001–2003£145k£200k+37.9%1.3
Pre-crash peak2006–2007£563k£280k-50.2%1
GFC & correction2009–2012£325k£488k+50%1.5
Help-to-Buy recovery2013–2016£410k£840k+105%1.5
Brexit uncertainty2017–2017£535k£535k+0%1
Pandemic surge2020–2021£373k£848k+127.2%1.5
Rate-rise correction2022–2023£551k£1.52m+175.5%1
Current market2026–2026£385k£385k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
5.4%
District
5.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
6.7 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
7 min walk
Northwood Hills Underground StationMetropolitan
21 min walk
Hatch End Rail StationLioness
24 min walk
Hatch EndNational Rail
24 min walk
North Harrow Underground StationMetropolitan
26 min walk
No bus stops within 400m

44

Walkability score

31

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park169m
Santander docks (800m)0
Nearest cycle dock12.5 km

Nearby car parks

🅿️
Lidl Parking· yes
169m
🅿️
Love Lane Car Park· yes
377m

Connectivity

Broadband and mobile coverage

100%

Full fibre

21%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed183 Mbps
Median download201 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: 17.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 4.2 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

4 min walk

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketLidl · 171 m
9 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

360m

Post office

Nearby shops

Bread of Life182 m
Hilton & Family219 m
TGJones364 m
Pinner News384 m

Nearby cafes

Copper Kettle Cafe253 m
Ahimsa The Vegan Cafe345 m
Daisy's in the Park450 m
Starbucks455 m

Nearby restaurants

Sougtani144 m
Titash205 m
Wenzel's243 m
Subway398 m

Nearby pubs

Oddfellows Arms164 m
Beer Asylum366 m
Queen's Head474 m
Hand in Hand491 m

Nearby gyms

Fitness First160 m
Pinner West End Lawn Tennis Club708 m
The Vagabonds Club764 m

Nearby pharmacies

Boots275 m
GOR Pharmacy639 m

Nearby health

Apple Dental Studios553 m
Food hygiene (5-star)61% of 66

Business

Local businesses registered here

Active businesses
93
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
41
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

07389261 LIMITED
33 KENT GARDENS MANAGEMENT COMPANY LIMITED
A2 IVEST LIMITED
ABRIDGE SOLUTIONS LIMITED
ALICE SPRINGS LIMITED

+15 more

Investment

Investment grade, yield and market outlook

33

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 score20/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48.7

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,806m
Crossrail 2 route19,160m

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
Yes
Article 4 area
No
Listed buildings (800m)
30
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
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)

LAND REAR OF TUDOR COTTAGE, LAND REAR OF TUDOR COTTAGE, ELM PARK ROAD, HA5 3LE96 homes
completed
3-25, 3-25, ELM PARK ROAD, HA5 3LE80 homes
completed
Land Rear of 65, Land Rear of 65, Bridge Street, Pinner, HA5 3HZ26 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

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 3LA

Full postcodeHA5 3LA
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.596455
Longitude-0.386666
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