Pinner · Harrow · Ruislip, Northwood and Pinner constituency · 51.60346, -0.40141

HA5 3XB— Pinner, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 29/100Low yield 2.65%

Best for: Owner-occupiers

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

Liveability
47
Safety
10
Schools
95
Transport
29
Environment
65
Investment
35

The bottom line

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

The catch: 56 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA5 3XB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: GoodInvestment 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 3XB

🛡️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 3XB 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 · 5 min walk

P8: -1.57A8: 30.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 68 min walk

4 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.8km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area107.9 m²

EPC breakdown

C
1%
D
3%
E
3%

Based on 7 properties · Confidence: low

Street mix

Semi 67%Detached 33%

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£269,750
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
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

1996–2023 · CAGR

+7.2%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-16.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Detached33.3%
Semi-detached66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£114k£150k+31.8%2
Post-dot-com plateau2002–2004£196k£250k+27.9%1.5
GFC & correction2012–2012£410k£410k+0%1
Help-to-Buy recovery2014–2014£453k£453k+0%1
Brexit uncertainty2019–2019£620k£620k+0%1
Rate-rise correction2022–2023£735k£751k+2.2%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Semi-detached+1.3% α
Local
6.8%
District
5.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
7.4 min walk
Carpenders Park

Nearby stations

Northwood Hills Underground StationMetropolitan
8 min walk
Northwood Underground StationMetropolitan
22 min walk
Pinner Underground StationMetropolitan
23 min walk
Hatch End Rail StationLioness
30 min walk
Carpenders Park Rail StationLioness
37 min walk
No bus stops within 400m

15

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf66 min ↑
City62 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

7

Car parks (800m)

4

EV chargers (800m)

Nearest car park333m
Santander docks (800m)0
Nearest cycle dock13.6 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 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: 18.8 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 2.7 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

9 min walk

57%

Recommend GP

57%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 3.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (620 m)

No restaurants within 800m — nearest: Mitthi Mumbai (523 m)

Nearest supermarketNorthwood Hills Supermarket · 610 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)

679m

Post office

Nearby shops

Northwood Food & Wine557 m
Saver Supermarket574 m
Madinah606 m
Ali Halal608 m

Nearby cafes

O Mineiro Butcher548 m
Krave568 m
Costa591 m
Cha Cha Chai626 m

Nearby restaurants

Mitthi Mumbai523 m
Josa541 m
Chicken Cottage549 m
Mandarin552 m

Nearby pubs

The Three Wishes620 m

Nearby gyms

Fit Club626 m
Trojan Fitness716 m

Nearby pharmacies

Ross Pharmacy584 m

Nearby health

DNTL304 m
Tiggasmile Northwood706 m
Northwood Hills Dental Practice754 m
Food hygiene (5-star)86% of 7

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

35

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

45.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,078m
Crossrail 2 route20,409m

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)
4
Planning apps (12 months)
5
Planning apps (3 years)
10
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)
11
Largest scheme
159 homes · Garages Rear Of 43 Greenway, 1 - 110, Mill Farm Close, Pinner, HA5 3SL
Pipeline pressure
NONE

Named schemes (500m)

LAND OFF, LAND OFF, OAKCROFT CLOSE, RICKMANSWORTH ROAD (R/O 75-79), HA5 3TJ13 homes
completed
Rear Of, 88-92, Rear Of, 88-92, Rickmansworth Road, HA5 3TG4 homes
completed
92, 92, Rickmansworth Road, HA5 3TG2 homes
completed
138, Pinner Hill Road, Pinner, HA5 3SJ2 homes
completed
20, 20, Greenway, Pinner, HA5 3SR2 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 3XB

Full postcodeHA5 3XB
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner
Latitude51.603464
Longitude-0.401406
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
Office
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