Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.60600, -0.39119

HA5 3RF— Pinner, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 10/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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

Liveability
41
Safety
10
Schools
95
Transport
10
Environment
65
Investment
29

The bottom line

HA5 3RF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 66 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA5 3RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for HA5 3RF

🛡️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🌿 Green Lung⚠️ Very high crime

“Strong, well-rated schools nearby”

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How HA5 3RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Pinner Wood School

Outstanding · Inspected Dec 2023 · 5 min walk

KS2: 108.3

★★

Secondary

UTC Heathrow

Good · Inspected Feb 2023 · 14 min walk

P8: -1.57A8: 30.1

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+771% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other34%
Violence & sexual offences28%
Anti-social behaviour20%
Vehicle crime5%
Drug offences5%
Burglary3%
Theft3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.4km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,966/m²
Price per ft²£554/ft²
Avg floor area129.8 m²

EPC breakdown

C
7%
D
10%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 73%Detached 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£324,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,924
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.8%

Total change

+566%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.1%

per year

Acceleration

+40.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Detached27.3%
Semi-detached72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£115k£321k+179.9%1.2
Post-dot-com plateau2001–2004£334k£466k+39.4%1.3
Pre-crash peak2005–2006£330k£351k+6.4%1.5
GFC & correction2009–2012£105k£478k+355.2%1
Help-to-Buy recovery2015–2016£630k£875k+38.9%1.5
Brexit uncertainty2018–2019£720k£950k+31.9%1
Pandemic surge2020–2020£680k£680k+0%1
Current market2025–2025£763k£763k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
6.7%
District
6%

CAGR over 9yr 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
19.4 min walk
Hatch End

Nearby stations

Northwood Hills Underground StationMetropolitan
18 min walk
Hatch End Rail StationLioness
20 min walk
Hatch EndNational Rail
20 min walk
Pinner Underground StationMetropolitan
20 min walk
Northwood Underground StationMetropolitan
29 min walk
No bus stops within 400m

7

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria67 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City73 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park737m
Santander docks (800m)0
Nearest cycle dock13.1 km

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: 18.3 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 3.5 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

17 min walk

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 3.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Domino's (861 m)

Nearest supermarketLidl · 1.3 km
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)

1.4km

Post office

Nearby shops

A. J's News900 m

Nearby restaurants

Domino's861 m
Smokin Lad895 m
Fletchers fish bar904 m
Food hygiene (5-star)83% of 6

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

DNT DESIGN SERVICES LTD
EAGLE COMPLIANCE AND RISK CONSULTANCY LIMITED
REYKAB WEST HARROW LTD
SKYROS DESIGN & BUILD LTD
SKYROS PROPERTY MANAGEMENT LTD

+3 more

Investment

Investment grade, yield and market outlook

29

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

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

8/100

Velocity score

Future outlook

46.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,612m
Crossrail 2 route19,886m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,053 nationally

1,708

Est. population

1,632/km²

56%

Employed

56%

Degree educated

£44,600

Median income

1.5%

Claimant rate

SuburbanLow densityOwner occupiers / families

62

Community stability

Age profile

21%
20%
20%
26%
Under 1821%
18–3412%
35–4920%
50–6420%
65+26%

Tenure

51%
38%
Own outright51%
Own (mortgage)38%
Private rent11%
Social rent1%

Ethnicity

32%
51%
White British32%
White Other9%
Asian51%
Black2%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine8%
No car household8%
Unemployed2%
No qualifications12%

Housing tenure (Census 2021)

Private rent10%
Social rent1%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
0
Largest scheme
56 homes · 621-631, 621-631, UXBRIDGE ROAD, HA5 3PT
Pipeline pressure
NONE

Named schemes (500m)

552, 552, UXBRIDGE ROAD, HA5 3LX32 homes
completed
22E, 22E, Jubilee Close, Pinner, HA5 3TB1 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 3RF

Full postcodeHA5 3RF
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.606004
Longitude-0.391194
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