Hatch End · Harrow · Harrow East constituency · 51.60611, -0.37731

HA5 4RB— Hatch End, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 23/100Low yield 2.65%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
87
Schools
100
Transport
23
Environment
44
Investment
35

The bottom line

HA5 4RB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 4RB

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+0.2% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for HA5 4RB

🛡️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 4RB 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 · 9 min walk

KS2: 108.9

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 24 min walk

P8: +0.62A8: 58.0

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

25.4 incidents per 1,000 residents

Better than 82% of London
→ Stable

-56% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour22%
Other17%
Vehicle crime15%
Burglary7%
Drug offences2%
Theft2%
Robbery0%

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 · 1.8km

Crime is 61% below London average

Property

Prices, sales volume and market trends

Avg floor area225 m²

EPC breakdown

B
1%

Based on 1 properties · Confidence: very_low

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£562,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band FAnnual charge £2,924
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2006 · CAGR

+12.8%

Total change

+132%

Market Activity

Price Velocity & Acceleration

Current Velocity

+131.8%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£370k£370k+0%1
Pre-crash peak2006–2006£858k£858k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
17.9 min walk
Hatch End→ Euston· 4 tph
40 min

Nearby stations

Hatch End Rail StationLioness
9 min walk
Hatch EndNational Rail
9 min walk
Headstone Lane Rail StationLioness
18 min walk
Pinner Underground StationMetropolitan
19 min walk
Northwood Hills Underground StationMetropolitan
29 min walk
No bus stops within 400m

25

Walkability score

15

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park260m
Santander docks (800m)0
Nearest cycle dock12.2 km

Nearby car parks

🅿️
Hatch End Station· yes
669m

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: 17.5 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 3.0 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

HATCH END MEDICAL CENTRE

577 UXBRIDGE ROAD, HATCH END, HA5 4RD

0 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSpire Bushey Hospital · 4.7 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

16

Parks (1km)

21

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Moon and Sixpence (404 m)

Nearest supermarketM&S Foodhall · 1.4 km
7 tennis courts1 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)

1.4km

Post office

Nearby shops

Tesco Express392 m

Nearby cafes

Doolchee Coffee & Dessert254 m
Caffe Pascucci340 m

Nearby restaurants

Minori159 m
Lattakia171 m
Indiawaale235 m
Sea Pebbles240 m

Nearby pubs

The Moon and Sixpence404 m

Nearby gyms

Pinner Lawn Tennis Club581 m

Nearby health

Hatch End Medical Centre11 m
Cohen Dental Centre183 m
Food hygiene (5-star)58% of 38

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 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 score21/100
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

37.1

Price growth score

D
Low

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,801m
Crossrail 2 route19,030m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,368 nationally

1,615

Est. population

4,790/km²

58%

Employed

52%

Degree educated

£42,100

Median income

1.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

56

Community stability

Age profile

22%
21%
21%
25%
Under 1822%
18–3411%
35–4921%
50–6421%
65+25%

Tenure

44%
35%
19%
Own outright44%
Own (mortgage)35%
Private rent19%
Social rent1%
Shared ownership1%

Ethnicity

40%
41%
White British40%
White Other10%
Asian41%
Black2%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household13%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent19%
Social rent1%

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)
3
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)
25
Largest scheme
46 homes · 523, 523, UXBRIDGE ROAD, HA5 4JS
Pipeline pressure
LOW

Named schemes (500m)

523, 523, UXBRIDGE ROAD, HA5 4JS46 homes
completed
23 Devonshire Road Hatch End HA5 4LY, 23, Devonshire Road, Hatch End, HA5 4LY10 homes
completed
328, Uxbridge Road, Pinner, HA5 4HR6 homes
completed
294, 294, Uxbridge Road, Hatch End, HA5 4HR6 homes
completed
Land at, Land at, Holly Grove, 21 Briants Close, Hatch End, HA5 4SY5 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 4RB

Full postcodeHA5 4RB
Postcode districtHA5
BoroughLondon Borough of Harrow
WardHatch End
Latitude51.606110
Longitude-0.377312
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