Pinner South · Harrow · Ruislip, Northwood and Pinner constituency · 51.57718, -0.38207

HA5 5AD— Pinner South, Harrow

Location and area intelligence for HA5 5AD, Pinner South, Harrow

The family fortress

 

Schools 100%Safety 86/100Transport 24/100Low yield 2.65%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
86
Schools
60
Transport
24
Environment
57
Investment
37

The bottom line

HA5 5AD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 5AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+37.6% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for HA5 5AD

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA5 5AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cannon Lane Primary School

Not yet inspected · Inspected Dec 2024 · 7 min walk

KS2: 109.8

—

Secondary

Pinner High School

Not yet inspected · 6 min walk

P8: +0.74A8: 58.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.7 incidents per 1,000 residents

Better than 77% of London
→ Stable

-45% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour23%
Other22%
Vehicle crime11%
Drug offences5%
Burglary5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.9km

Crime is 51% below London average

Property

Prices, sales volume and market trends

Avg floor area60.3 m²

EPC breakdown

B
15%
C
25%

Based on 40 properties · Confidence: high

Street mix

Flat 100%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£150,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2017 · CAGR

+3.7%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-11.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 50 sales

Property Type Mix

Total: 50 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£205k£214k+4.6%16
Pre-crash peak2006–2007£230k£230k+0%2.5
GFC & correction2008–2012£242k£229k-5.3%2
Help-to-Buy recovery2013–2016£249k£356k+43%1
Brexit uncertainty2017–2017£343k£343k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
3.7%
District
5%

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 Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Rayners Lane Underground StationPiccadilly line
9.2 min walk
South Ruislip

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
10 min walk
Eastcote Underground StationMetropolitan · Piccadilly
13 min walk
North Harrow Underground StationMetropolitan
20 min walk
Pinner Underground StationMetropolitan
22 min walk
West Harrow Underground StationMetropolitan
25 min walk
No bus stops within 400m

20

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria69 min ↑
Waterloo63 min ↑
Canary Wharf71 min ↑
City67 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 park404m
Santander docks (800m)0
Nearest cycle dock11.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

2%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed109 Mbps
Median download168 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: 16.3 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Ruislip Woods SSSI — 4.2 km

Energy

Solar: 853 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 yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FIRST CHOICE MEDICAL CARE

275A KINGS ROAD, HA2 9LG

10 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Club 2000 (740 m)

No restaurants within 800m — nearest: Wok Inn (758 m)

Nearest supermarketRayners Lane Supermarket · 746 m
3 tennis courts

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)

944m

Post office

Nearby shops

Wenzel's744 m
Sainsbury's Local748 m
Al Firdous766 m
Tesco Express895 m

Nearby cafes

The Roxy Cafe385 m
Scoopers763 m

Nearby restaurants

Wok Inn758 m
Pinner Chef888 m
Gate of India921 m

Nearby pubs

Club 2000740 m
The Whittington1.0 km

Nearby health

Corona Dental Studio723 m
Food hygiene (5-star)100% of 3

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

E

High street health

Registered businesses

JGM CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

37

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 score20/100
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

45

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,547m
Crossrail 2 route18,114m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,694 nationally

2,021

Est. population

8,097/km²

66%

Employed

57%

Degree educated

£57,800

Median income

2.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

26%
17%
24%
18%
15%
Under 1826%
18–3417%
35–4924%
50–6418%
65+15%

Tenure

35%
44%
19%
Own outright35%
Own (mortgage)44%
Private rent19%
Social rent2%
Rent free0%

Ethnicity

25%
56%
White British25%
White Other7%
Asian56%
Black3%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household10%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent19%
Social rent2%

vs. London

Income vs London+37.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
100%
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)
0
Largest scheme
114 homes · LAND AT GAS WORKS, LAND AT GAS WORKS, CANNON LANE, HA5 1HR
Pipeline pressure
NONE

Named schemes (500m)

LAND AT GAS WORKS, LAND AT GAS WORKS, CANNON LANE, HA5 1HR114 homes
completed
157-159, 157-159, Village Way, HA5 5AA3 homes
completed
29, 29, Waverley Road, Harrow, HA2 9RG1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.9%
Ward turnout
137%
Election year
2026
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

June Rosemary BaxterConservative
Hitesh Kantilal KariaConservative
Jean LammimanConservative

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Key facts for HA5 5AD

Full postcodeHA5 5AD
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner South
Latitude51.577185
Longitude-0.382066
Parliamentary constituencyRuislip, Northwood and Pinner
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