Hatch End · Harrow · Harrow East constituency · 51.60674, -0.38057

HA5 4RH— Hatch End, Harrow

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

The family fortress

 

Schools 100%Safety 87/100Transport 20/100Low yield 2.65%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
87
Schools
100
Transport
20
Environment
61
Investment
34

The bottom line

HA5 4RH 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: 65 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA5 4RH 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 4RH meets your needs.

Location

HA5 4RH

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-57.0% vs London avg

Deep-dive guides for HA5 4RH

🛡️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 4RH with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA5 4RH 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

Nower Hill High School

Outstanding · Inspected Nov 2023 · 26 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 · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.0 incidents per 1,000 residents

Better than 80% of London
→ Stable

-51% vs borough

Crime by type

Burglary35%
Vehicle crime22%
Anti-social behaviour14%
Other14%
Violence & sexual offences14%
Drug offences3%
Theft0%
Robbery0%

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 · 2.0km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area217.5 m²

EPC breakdown

C
1%
D
2%
E
4%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 15%Detached 85%

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£543,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 300 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

1998–2020 · CAGR

+5.4%

Total change

+215%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

+9.92

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Detached84.6%
Semi-detached15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£285k£285k+0%1
Post-dot-com plateau2002–2004£610k£540k-11.5%1
Pre-crash peak2006–2006£580k£580k+0%3
GFC & correction2010–2012£768k£710k-7.6%1
Help-to-Buy recovery2013–2015£845k£830k-1.8%1
Pandemic surge2020–2020£898k£898k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-1% alpha

Detached-1% α
Local
3.2%
District
4.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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

Nearby stations

Hatch End Rail StationLioness
11 min walk
Hatch EndNational Rail
11 min walk
Pinner Underground StationMetropolitan
19 min walk
Headstone Lane Rail StationLioness
21 min walk
Northwood Hills Underground StationMetropolitan
26 min walk
No bus stops within 400m

11

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★65 min
Victoria66 min ↑
Waterloo67 min ↑
Canary Wharf75 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park388m
Santander docks (800m)0
Nearest cycle dock12.4 km

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 waterLOW
Low
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: 17.7 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Harrow Weald SSSI — 3.1 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

3 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMount Vernon · 4.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

14

Restaurants (800m)

1

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 (573 m)

Nearest supermarketLidl · 1.3 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 Express573 m

Nearby cafes

Doolchee Coffee & Dessert414 m
Caffe Pascucci522 m

Nearby restaurants

Minori315 m
Lattakia358 m
Sea Pebbles399 m
Indiawaale425 m

Nearby pubs

The Moon and Sixpence573 m

Nearby gyms

Pinner Lawn Tennis Club709 m

Nearby health

Cohen Dental Centre150 m
Hatch End Medical Centre235 m
Food hygiene (5-star)52% of 25

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
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

ETIFA BUILDING LTD
I-GENERAL CONSTRUCT LTD
RAICHURA DERMACARE LTD
SIP'N'SCENT LTD
SISI BAR & KITCHEN LTD

Investment

Investment grade, yield and market outlook

34

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

38.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,029m
Crossrail 2 route19,263m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,700 nationally

1,321

Est. population

4,930/km²

59%

Employed

59%

Degree educated

£48,700

Median income

1.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

19%
18%
22%
29%
Under 1819%
18–3412%
35–4918%
50–6422%
65+29%

Tenure

54%
38%
Own outright54%
Own (mortgage)38%
Private rent6%
Social rent2%
Shared ownership0%

Ethnicity

35%
50%
White British35%
White Other8%
Asian50%
Black2%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household6%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent6%
Social rent2%

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)
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
0
Under construction
0
Completed (3yr)
21
Largest scheme
56 homes · 621-631, 621-631, UXBRIDGE ROAD, HA5 3PT
Pipeline pressure
NONE

Named schemes (500m)

523, 523, UXBRIDGE ROAD, HA5 4JS46 homes
completed
406 - 412 (rear of), 406 - 412 (rear of), Uxbridge Road, Hatch End, HA5 4HB4 homes
completed
Units 1 & 3, Units 1 & 3, Leeway Close, Hatch End, HA5 4SE3 homes
completed
408, 408, Uxbridge Road, Hatch End, HA5 4HP2 homes
completed
2a, Towers Road, HA5 4SJ2 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 4RH? 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 4RH.
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 4RH

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

No spam. Unsubscribe anytime.

Key facts for HA5 4RH

Full postcodeHA5 4RH
Postcode districtHA5
BoroughLondon Borough of Harrow
WardHatch End
Latitude51.606739
Longitude-0.380568
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