Hatch End · Harrow · Harrow East constituency · 51.61150, -0.37725

HA5 4PF— Hatch End, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 33/100Transport 24/100Low yield 2.65%⚠ Knotweed sites nearby

Best for: Owner-occupiers

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

Liveability
54
Safety
33
Schools
100
Transport
24
Environment
60
Investment
33

The bottom line

HA5 4PF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catches: 74 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA5 4PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+447.0% vs London avg

Deep-dive guides for HA5 4PF

🛡️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⚠️ High crime

“Strong, well-rated schools nearby”

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How HA5 4PF 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 · 1 min walk

KS2: 108.9

—

Secondary

Hatch End High School

Not yet inspected · 20 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 · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

355.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+519% 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

Other33%
Violence & sexual offences25%
Anti-social behaviour20%
Vehicle crime8%
Burglary6%
Drug offences3%
Robbery2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.4km

Crime is +447% above London average

Property

Prices, sales volume and market trends

Avg floor area169.3 m²

EPC breakdown

D
8%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 75%Detached 25%

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£423,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,924
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.2%

Total change

+810%

Market Activity

Price Velocity & Acceleration

Current Velocity

+67.1%

per year

Acceleration

+80.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Detached25%
Semi-detached75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£140k£185k+32.6%1
Post-dot-com plateau2001–2004£340k£446k+31.2%1.2
Pre-crash peak2005–2007£395k£495k+25.3%1.3
GFC & correction2010–2010£500k£500k+0%1
Help-to-Buy recovery2016–2016£940k£940k+0%1
Brexit uncertainty2018–2018£760k£760k+0%2
Pandemic surge2020–2021£880k£760k-13.6%1
Rate-rise correction2023–2023£1.27m£1.27m+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
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
8 min walk
Hatch EndNational Rail
8 min walk
Headstone Lane Rail StationLioness
21 min walk
Carpenders Park Rail StationLioness
25 min walk
Pinner Underground StationMetropolitan
26 min walk
No bus stops within 400m

13

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria ★74 min
Waterloo79 min ↑
Canary Wharf92 min ↑
City82 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock12.4 km

Nearby car parks

🅿️
Hatch End Station· yes
620m

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: 17.8 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Harrow Weald SSSI — 2.6 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

6 min walk

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire Bushey Hospital · 4.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 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)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon and Sixpence (472 m)

Nearest supermarketM&S Foodhall · 1.9 km

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)

1.9km

Post office

Nearby shops

Tesco Express503 m

Nearby cafes

Doolchee Coffee & Dessert444 m
Caffe Pascucci495 m

Nearby restaurants

Wing Station444 m
Zufa446 m
Izgara446 m
Sea Pebbles446 m

Nearby pubs

The Moon and Sixpence472 m

Nearby gyms

Pinner Lawn Tennis Club1.2 km

Nearby health

Hatch End Medical Centre609 m
Cohen Dental Centre691 m
Food hygiene (5-star)57% of 37

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ADNAAN MAAN LIMITED
EVAARA PROPERTIES LTD
IMRAN MAAN LTD
KGS BUILDERS LIMITED
MAX PROPERTY SERVICES LTD

+1 more

Investment

Investment grade, yield and market outlook

33

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 score22/100
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

39.8

Price growth score

D
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,124m
Crossrail 2 route19,306m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,468 nationally

1,462

Est. population

5,455/km²

62%

Employed

57%

Degree educated

£48,700

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

23%
13%
23%
20%
21%
Under 1823%
18–3413%
35–4923%
50–6420%
65+21%

Tenure

42%
45%
Own outright42%
Own (mortgage)45%
Private rent12%
Social rent1%

Ethnicity

30%
52%
White British30%
White Other8%
Asian52%
Black3%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine9%
No car household6%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
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)
1

Housing pipeline (800m)

Homes approved
4
Under construction
4
Completed (3yr)
19
Largest scheme
46 homes · 523, 523, UXBRIDGE ROAD, HA5 4JS
Pipeline pressure
LOW

Named schemes (500m)

328, Uxbridge Road, Pinner, HA5 4HR6 homes
completed
406 - 412 (rear of), 406 - 412 (rear of), Uxbridge Road, Hatch End, HA5 4HB4 homes
completed
350 & 354, 350 & 354, Uxbridge Road, Hatch End, HA5 4HR4 homes
completed
11, Hillview Road, Pinner, HA5 4PB4 homes
completed
Units 1 & 3, Units 1 & 3, Leeway Close, Hatch End, HA5 4SE3 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 4PF

Full postcodeHA5 4PF
Postcode districtHA5
BoroughLondon Borough of Harrow
WardHatch End
Latitude51.611495
Longitude-0.377250
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
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