Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.59992, -0.39860

HA5 3TW— Pinner, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 23/100Low yield 2.65%

Best for: Families

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

Liveability
48
Safety
83
Schools
95
Transport
23
Environment
45
Investment
36

The bottom line

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

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

Less suited to Car-free commuters.

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Location

HA5 3TW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+6.2% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for HA5 3TW

🛡️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 3TW 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 · 6 min walk

KS2: 108.3

★★

Secondary

UTC Heathrow

Good · Inspected Feb 2023 · 8 min walk

P8: -1.57A8: 30.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 62 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.4 incidents per 1,000 residents

Better than 60% of London
→ Stable

-7% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences28%
Other21%
Vehicle crime10%
Burglary5%
Robbery2%
Drug offences0%
Theft0%

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.4km

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area65.2 m²

EPC breakdown

B
8%
C
9%
D
18%

Based on 35 properties · Confidence: high

Street mix

Terraced 2%Flat 91%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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£163,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+6.3%

Total change

+384%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.2%

per year

Acceleration

-4.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 39 sales

Property Type Mix

Total: 39 sales

Terraced2.6%
Flat/maisonette97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£115k+81.1%2.5
Post-dot-com plateau2001–2004£134k£175k+31.1%2.5
Pre-crash peak2006–2007£179k£195k+8.9%4
GFC & correction2009–2011£180k£198k+10%1
Help-to-Buy recovery2014–2015£280k£215k-23.2%1
Brexit uncertainty2018–2018£295k£295k+0%3
Rate-rise correction2022–2023£308k£308k-0.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.3%
District
6.3%

CAGR over 26yr 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 Velocity75
Seasonal Timing0
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
Northwood Hills Underground StationMetropolitan line
8.6 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
9 min walk
Pinner Underground StationMetropolitan
18 min walk
Northwood Underground StationMetropolitan
27 min walk
Hatch End Rail StationLioness
29 min walk
Eastcote Underground StationMetropolitan · Piccadilly
33 min walk
No bus stops within 400m

15

Walkability score

38

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

5

Car parks (800m)

4

EV chargers (800m)

Nearest car park339m
Santander docks (800m)0
Nearest cycle dock13.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.8 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

ACRE SURGERY

NEAL CLOSE, ACRE WAY, HA6 1TQ

13 min walk

57%

Recommend GP

57%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 3.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (747 m)

Nearest supermarketNorthwood Hills Supermarket · 783 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)

757m

Post office

Nearby shops

A. J's News395 m
Co-op Food748 m
Ali Halal752 m
Wenzel's758 m

Nearby cafes

Cafe Hills756 m
Krave761 m
O Mineiro Butcher770 m

Nearby restaurants

Fletchers fish bar394 m
Smokin Lad397 m
Domino's406 m
Whistlestop752 m

Nearby pubs

The Three Wishes747 m

Nearby gyms

Fit Club748 m

Nearby health

DNTL422 m
Food hygiene (5-star)71% of 17

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BLUESKYPORTS LTD
NIKEROSE LTD
TILES STYLING 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 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 score13/100
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

16.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,715m
Crossrail 2 route20,072m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,779 nationally

1,855

Est. population

15,713/km²

58%

Employed

41%

Degree educated

£44,600

Median income

8.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

44

Community stability

Age profile

27%
22%
22%
18%
Under 1827%
18–3422%
35–4922%
50–6418%
65+10%

Tenure

16%
22%
17%
43%
Own outright16%
Own (mortgage)22%
Private rent17%
Social rent43%
Shared ownership2%
Rent free1%

Ethnicity

25%
38%
15%
White British25%
White Other11%
Asian38%
Black15%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household25%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent43%
Private rent17%

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 (12 months)
5
Planning apps (3 years)
9
Local approval rate
100%
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)
10
Largest scheme
159 homes · Garages Rear Of 43 Greenway, 1 - 110, Mill Farm Close, Pinner, HA5 3SL
Pipeline pressure
NONE

Named schemes (500m)

Garages Rear Of 43 Greenway, 1 - 110, Mill Farm Close, Pinner, HA5 3SL159 homes
completed
BLOCK C, GOVERNMENT BUILDINGS, BLOCK C, GOVERNMENT BUILDINGS, TOLCARNE DRIVE, HA560 homes
completed
TANWORTH GARDENS, RICKMANSWORTH ROAD, HA5 3TH14 homes
completed
LAND OFF, LAND OFF, OAKCROFT CLOSE, RICKMANSWORTH ROAD (R/O 75-79), HA5 3TJ13 homes
completed
Northcote, 86, Rickmansworth Road, Pinner8 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 3TW

Full postcodeHA5 3TW
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.599919
Longitude-0.398599
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
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