Hatch End · Harrow · Harrow East constituency · 51.60725, -0.37482

HA5 4JS— Hatch End, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 26/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
58
Safety
79
Schools
100
Transport
26
Environment
44
Investment
35

The bottom line

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

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

Less suited to Car-free commuters.

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Location

HA5 4JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for HA5 4JS

🛡️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 4JS 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 · 7 min walk

KS2: 108.9

—

Secondary

Hatch End High School

Not yet inspected · 16 min walk

P8: -0.02A8: 44.6

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 · 59 min walk

1 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.9km

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,261/m²
Price per ft²£582/ft²
Avg floor area59 m²

EPC breakdown

C
8%
D
8%
E
5%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 5%Terraced 14%Detached 9%Flat 64%Other 9%

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£147,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+2.6%

Total change

+98%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.1%

per year

Acceleration

+4.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 20 sales

Property Type Mix

Total: 20 sales

Detached10%
Semi-detached5%
Terraced15%
Flat/maisonette70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£203k£315k+55.6%1
Post-dot-com plateau2002–2004£170k£167k-2.1%2
Pre-crash peak2006–2006£147k£147k+0%1
GFC & correction2008–2012£249k£165k-33.7%1.7
Help-to-Buy recovery2013–2015£230k£268k+16.7%1.5
Brexit uncertainty2017–2017£240k£240k+0%1
Current market2025–2026£305k£400k+31.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
4.4%
District
5.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Pinner Underground StationMetropolitan line
19.9 min walk
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
17 min walk
Pinner Underground StationMetropolitan
21 min walk
Carpenders Park Rail StationLioness
31 min walk
No bus stops within 400m

30

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★66 min
Waterloo69 min ↑
Canary Wharf78 min ↑
City72 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park106m
Santander docks (800m)0
Nearest cycle dock12.1 km

Nearby car parks

🅿️
Hatch End Station· yes
455m
🅿️
Morrisons
620m

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed431 Mbps
Median download419 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: 17.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 2.8 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

PES@THE EYECARE STUDIO, NWL

439 UXBRIDGE ROAD, HATCH END, HA5 4JR

1 min walk

3

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSpire Bushey Hospital · 4.5 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

15

Parks (1km)

21

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketM&S Foodhall · 1.5 km
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Tesco Express179 m

Nearby cafes

Doolchee Coffee & Dessert61 m
Caffe Pascucci126 m
Morrisons Cafe675 m

Nearby restaurants

Indiawaale22 m
Casa Mia28 m
Dona Theresa34 m
Lattakia46 m

Nearby pubs

The Moon and Sixpence190 m

Nearby gyms

Pinner Lawn Tennis Club713 m
Harrow Saint Mary's Cricket Club715 m

Nearby health

Hatch End Medical Centre224 m
Cohen Dental Centre395 m
Aqua Dental Clinic675 m
Food hygiene (5-star)57% of 37

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AL FORNO LTD
CAMAS DEVELOPMENTS LIMITED
CHAPLINS FURNITURE LTD
CHAPLINS HOLDINGS LIMITED
DEAN DRIVE TRADING LIMITED

+2 more

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
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

45.8

Price growth score

C
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,724m
Crossrail 2 route18,935m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
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
4
Under construction
4
Completed (3yr)
21
Largest scheme
46 homes · 523, 523, UXBRIDGE ROAD, HA5 4JS
Pipeline pressure
LOW

Named schemes (500m)

523, 523, UXBRIDGE ROAD, HA5 4JS46 homes
completed
375-379, 375-379, Uxbridge Road, Hatch End, HA5 4JN23 homes
completed
1-4 Eaton Court, 1-4 Eaton Court, Westfield Park, Hatch End, HA5 4JJ11 homes
completed
Westfield House and Hillsdale, Westfield House and Hillsdale, Westfield Park, Pinner, HA5 4JJ11 homes
completed
23 Devonshire Road Hatch End HA5 4LY, 23, Devonshire Road, Hatch End, HA5 4LY10 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

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Key facts for HA5 4JS

Full postcodeHA5 4JS
Postcode districtHA5
BoroughLondon Borough of Harrow
WardHatch End
Latitude51.607253
Longitude-0.374816
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