Hatch End · Harrow · Harrow East constituency · 51.60861, -0.36888

HA5 4EE— Hatch End, Harrow

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

The family fortress

 

Schools 100%Safety 79/100Transport 35/100Yield 4.74%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
61
Safety
79
Schools
100
Transport
35
Environment
48
Investment
50

The bottom line

HA5 4EE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £380,000 median — strong value for Families who can accept its trade-offs.

The catches: 59 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA5 4EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-26.9% vs London avg
vs London income+0.2% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for HA5 4EE

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

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“The family fortress”

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How HA5 4EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Grimsdyke School

Outstanding · Inspected Nov 2023 · 8 min walk

KS2: 108.9

—

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 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.1 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+34% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour17%
Burglary11%
Vehicle crime10%
Theft8%
Drug offences3%
Robbery2%

Road safety

95

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 · 2.0km

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

-8.0%

This year

Flat

Dominant type

Price history

5-year change
-3.8%
Sales (24 months)8
New build0.0%
Avg flat£380,000
Price per m²£4,903/m²
Price per ft²£456/ft²
Avg floor area77.3 m²

EPC breakdown

B
7%
C
64%
D
17%
E
5%

Based on 93 properties · Confidence: high

Street mix

Flat 94%Other 6%

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

Stamp duty

Standard buyer£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.0×

Price-to-income

£1,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.2%

Total change

+375%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

-2.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 50 sales

Property Type Mix

Total: 50 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£125k+58%2.2
Post-dot-com plateau2001–2004£115k£208k+81.2%3.5
Pre-crash peak2005–2007£145k£206k+41.9%1.7
GFC & correction2008–2012£269k£280k+4.3%1
Help-to-Buy recovery2013–2014£280k£245k-12.5%1.5
Brexit uncertainty2019–2019£390k£390k+0%1
Pandemic surge2020–2021£405k£395k-2.5%1
Rate-rise correction2022–2022£374k£374k+0%2
Current market2024–2026£385k£375k-2.6%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
5.8%
District
6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Pinner Underground StationMetropolitan line
23.3 min walk
Hatch End→ Euston· 4 tph
40 min

Nearby stations

Hatch End Rail StationLioness
1 min walk
Hatch EndNational Rail
1 min walk
Headstone Lane Rail StationLioness
13 min walk
Pinner Underground StationMetropolitan
24 min walk
Carpenders Park Rail StationLioness
31 min walk
No bus stops within 400m

19

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★59 min
Waterloo63 min ↑
Canary Wharf73 min ↑
City66 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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park71m
Santander docks (800m)0
Nearest cycle dock11.8 km

Nearby car parks

🅿️
Hatch End Station· yes
71m
🅿️
Morrisons
193m

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: 17.2 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 46%
More green space than 77% of London

Nearest SSSI: Harrow Weald SSSI — 2.3 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

PES@THE EYECARE STUDIO, NWL

439 UXBRIDGE ROAD, HATCH END, HA5 4JR

5 min walk

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSpire Bushey Hospital · 4.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

20

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon and Sixpence (267 m)

Nearest supermarketM&S Foodhall · 1.8 km
7 tennis courts3 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)

1.0km

Post office

Nearby shops

Tesco Express264 m

Nearby cafes

Morrisons Cafe258 m
Caffe Pascucci314 m
Doolchee Coffee & Dessert423 m

Nearby restaurants

B&K Salt Beef Bar219 m
Dojo252 m
Papu-Miya Pizza Parlour252 m
Baskin-Robbins271 m

Nearby pubs

The Moon and Sixpence267 m
Letchford Arms789 m

Nearby gyms

Hatch End Swimming Pool423 m
Harrow Saint Mary's Cricket Club474 m
Hatch End Lawn Tennis Club584 m
Pinner Lawn Tennis Club1.0 km

Nearby health

Aqua Dental Clinic237 m
Hatch End Medical Centre656 m
Food hygiene (5-star)60% of 42

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

ATLAS VIP CARS SERVICES LTD

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

54.3

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,464m
Crossrail 2 route18,643m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,287 nationally

2,400

Est. population

7,042/km²

59%

Employed

48%

Degree educated

£42,100

Median income

3.8%

Claimant rate

SuburbanHigh densityEstablished mixed

38

Community stability

Age profile

31%
16%
24%
13%
16%
Under 1831%
18–3416%
35–4924%
50–6413%
65+16%

Tenure

28%
21%
42%
Own outright28%
Own (mortgage)21%
Private rent42%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

26%
15%
31%
18%
White British26%
White Other15%
Asian31%
Black18%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household25%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent42%
Social rent9%

vs. London

Income vs London+0.2%
Price vs London-26.9%

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
Planning apps (3 years)
1
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
4
Under construction
4
Completed (3yr)
22
Largest scheme
35 homes · LAND AT, LAND AT, BEETON CLOSE, PARK VIEW, HA5 4LL
Pipeline pressure
LOW

Named schemes (500m)

LAND AT, LAND AT, BEETON CLOSE, PARK VIEW, HA5 4LL35 homes
completed
375-379, 375-379, Uxbridge Road, Hatch End, HA5 4JN23 homes
completed
'ELMWOOD', 6, 'ELMWOOD', 6, THE AVENUE, HA5 4EP14 homes
completed
Westfield House and Hillsdale, Westfield House and Hillsdale, Westfield Park, Pinner, HA5 4JJ11 homes
completed
1-4 Eaton Court, 1-4 Eaton Court, Westfield Park, Hatch End, HA5 4JJ11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for HA5 4EE

Full postcodeHA5 4EE
Postcode districtHA5
BoroughLondon Borough of Harrow
WardHatch End
Latitude51.608610
Longitude-0.368876
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