Hatch End · Harrow · Harrow East constituency · 51.61289, -0.36416

HA5 4BU— Hatch End, Harrow

Location and area intelligence for HA5 4BU, Hatch End, Harrow

The family fortress

 

Schools 100%Safety 87/100Transport 26/100Low yield 2.65%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
62
Safety
87
Schools
60
Transport
26
Environment
64
Investment
36

The bottom line

HA5 4BU offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 69 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA5 4BU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA5 4BU meets your needs.

Location

HA5 4BU

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+16.0% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for HA5 4BU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA5 4BU with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA5 4BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Teresa's Catholic Primary School and Nursery

Not yet inspected · 14 min walk

KS2: 108.2

—

Secondary

Hatch End High School

Not yet inspected · 12 min walk

P8: -0.02A8: 44.6

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 · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.5 incidents per 1,000 residents

Better than 79% of London
→ Stable

-49% vs borough

Crime by type

Other23%
Violence & sexual offences20%
Anti-social behaviour15%
Drug offences13%
Vehicle crime13%
Burglary13%
Theft3%
Robbery3%

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 · 2.4km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area102.3 m²

EPC breakdown

C
2%
D
5%

Based on 7 properties · Confidence: low

Street mix

Detached 100%

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£255,750
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, filled cavity
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,373
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.7%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.6%

per year

Acceleration

-45.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£245k£388k+58.4%1.3
Post-dot-com plateau2003–2003£500k£500k+0%1
Pre-crash peak2006–2006£985k£985k+0%1
Help-to-Buy recovery2013–2016£642k£845k+31.6%1
Brexit uncertainty2017–2018£900k£550k-38.9%1
Pandemic surge2021–2021£1.01m£1.01m+0%1
Rate-rise correction2023–2023£1.40m£1.40m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Hatch End→ Euston· 4 tph
40 min

Nearby stations

Hatch End Rail StationLioness
6 min walk
Hatch EndNational Rail
6 min walk
Headstone Lane Rail StationLioness
15 min walk
Carpenders Park Rail StationLioness
29 min walk
Pinner Underground StationMetropolitan
31 min walk
No bus stops within 400m

7

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria ★69 min
Waterloo73 min ↑
Canary Wharf84 min ↑
City76 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)

1

EV chargers (800m)

Nearest car park504m
Santander docks (800m)0
Nearest cycle dock11.7 km

Nearby car parks

🅿️
Morrisons
504m
🅿️
Hatch End Station· yes
530m

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 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: 17.2 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Harrow Weald SSSI — 1.8 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

ELLIOTT HALL MEDICAL CTR.

165-167 UXBRIDGE ROAD, HATCH END, HA5 4EA

6 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire Bushey Hospital · 3.5 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

32

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon and Sixpence (779 m)

No restaurants within 800m — nearest: B&K Salt Beef Bar (752 m)

Nearest supermarketM&S Foodhall · 2.4 km
9 tennis courts7 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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express794 m

Nearby cafes

Morrisons Cafe524 m
Caffe Pascucci845 m

Nearby restaurants

B&K Salt Beef Bar752 m
Dojo765 m
Papu-Miya Pizza Parlour785 m
Fire & Ice791 m

Nearby pubs

The Moon and Sixpence779 m
Letchford Arms923 m

Nearby gyms

Hatch End Lawn Tennis Club55 m
Hatch End Swimming Pool617 m
Harrow Saint Mary's Cricket Club875 m

Nearby health

Aqua Dental Clinic419 m
Food hygiene (5-star)88% of 8

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

APSR1 LTD
ARK ADVISORS LTD
ARK PROPERTY GROUP LIMITED
DIVIINE ENTERPRISE INTERNATIONAL LIMITED
ECO BUDDY LIMITED

+3 more

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 score20/100
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

38.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,465m
Crossrail 2 route18,593m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,161 nationally

1,356

Est. population

3,023/km²

54%

Employed

57%

Degree educated

£48,700

Median income

2.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

17%
18%
15%
21%
29%
Under 1817%
18–3418%
35–4915%
50–6421%
65+29%

Tenure

50%
33%
16%
Own outright50%
Own (mortgage)33%
Private rent16%
Social rent1%
Shared ownership0%

Ethnicity

28%
54%
White British28%
White Other9%
Asian54%
Black2%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine9%
No car household8%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent16%
Social rent1%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
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)
3
Largest scheme
35 homes · LAND AT, LAND AT, BEETON CLOSE, PARK VIEW, HA5 4LL
Pipeline pressure
NONE

Named schemes (500m)

'ELMWOOD', 6, 'ELMWOOD', 6, THE AVENUE, HA5 4EP14 homes
completed
Glencara, Glencara, Royston Grove, Pinner, HA5 4HF3 homes
completed
Oriel House, Oriel House, Royston Grove, Pinner, HA5 4HE2 homes
completed
25, 25, Cedar Drive, Pinner, HA5 4BY2 homes
completed
87, 87, Rowlands Avenue, Pinner, HA5 4AW1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
32.5%
Ward turnout
87%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Matthew John Adam Goodwin-FreemanConservative
Susan Mary HallConservative

Live in HA5 4BU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA5 4BU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

Similar postcodes

Frequently asked questions

📍 Track HA5 4BU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA5 4BU

Full postcodeHA5 4BU
Postcode districtHA5
BoroughLondon Borough of Harrow
WardHatch End
Latitude51.612887
Longitude-0.364158
Parliamentary constituencyHarrow East
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