Pinner South · Harrow · Harrow West constituency · 51.57831, -0.37790

HA5 5AY— Pinner South, Harrow

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

The family fortress

 

Schools 100%Safety 85/100Transport 31/100Low yield 2.65%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
85
Schools
90
Transport
31
Environment
57
Investment
35

The bottom line

HA5 5AY 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 catches: 54 min to london bridge — above average for this zone and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA5 5AY

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+23.6% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for HA5 5AY

🛡️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🔒 Very Safe

“The family fortress”

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How HA5 5AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Longfield Primary School

Good · Inspected Jul 2023 · 8 min walk

KS2: 107.1

—

Secondary

Pinner High School

Not yet inspected · 9 min walk

P8: +0.74A8: 58.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.0 incidents per 1,000 residents

Better than 74% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences43%
Anti-social behaviour16%
Vehicle crime16%
Other14%
Burglary8%
Robbery2%
Drug offences0%
Theft0%

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 · 1.6km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area122.4 m²

EPC breakdown

C
3%
D
4%
E
4%

Based on 11 properties · Confidence: medium

Street mix

Semi 50%Detached 50%

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£306,000
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.9%

Total change

+626%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.5%

per year

Acceleration

-11.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 26 sales

Property Type Mix

Total: 26 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£117k£245k+109.4%1.2
Post-dot-com plateau2001–2004£209k£332k+58.9%1.7
Pre-crash peak2006–2007£310k£365k+17.7%2
GFC & correction2009–2012£430k£463k+7.7%1
Help-to-Buy recovery2014–2016£563k£703k+24.9%1.5
Brexit uncertainty2017–2017£660k£660k+0%2
Pandemic surge2020–2021£552k£718k+30%1.5
Rate-rise correction2022–2022£850k£850k+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Weakest performer

Detached

-3.7% alpha

Semi-detached-0.8% α
Local
7.1%
District
7.9%
Detached-3.7% α
Local
4.8%
District
8.5%

CAGR over 18yr 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
Rayners Lane Underground StationPiccadilly line
6.8 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
7 min walk
North Harrow Underground StationMetropolitan
16 min walk
Eastcote Underground StationMetropolitan · Piccadilly
17 min walk
Pinner Underground StationMetropolitan
20 min walk
West Harrow Underground StationMetropolitan
21 min walk
No bus stops within 400m

27

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria57 min ↑
Waterloo57 min ↑
Canary Wharf64 min ↑
City62 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 park469m
Santander docks (800m)0
Nearest cycle dock11.4 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 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: 16.1 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 13%
More green space than 96% of London

Nearest SSSI: Harrow Weald SSSI — 5.5 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

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Club 2000 (473 m)

Nearest supermarketRayners Lane Supermarket · 489 m

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)

719m

Post office

Nearby shops

Wenzel's481 m
Sainsbury's Local497 m
Al Firdous532 m
Natraj615 m

Nearby cafes

Scoopers526 m
Costa596 m
The Roxy Cafe615 m

Nearby restaurants

Wok Inn476 m
Yaal Express487 m
Noodle Hut494 m
Said Bhavan532 m

Nearby pubs

Club 2000473 m
The Village Inn512 m
The Man of Aran742 m
The Whittington909 m

Nearby gyms

Rayners Mead Outdoor Gym650 m
Harrow Town Sports Club790 m

Nearby pharmacies

Healthways Pharmacy518 m
Jade Pharmacy763 m

Nearby health

Corona Dental Studio465 m
Smile 360 Dental Practice794 m
Food hygiene (5-star)57% of 30

Business

Local businesses registered here

Active businesses
5
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

E

High street health

Registered businesses

BOEME WORLD LTD
CRISTIAN CONSTRUCTION PAVING LTD
SAINTSOUL LIMITED
VILA PLUS LIMITED
WEBBIZZ LIMITED

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 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

43.2

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,339m
Crossrail 2 route17,878m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,960 nationally

1,360

Est. population

6,069/km²

57%

Employed

56%

Degree educated

£51,900

Median income

2.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

21%
14%
20%
22%
24%
Under 1821%
18–3414%
35–4920%
50–6422%
65+24%

Tenure

46%
41%
Own outright46%
Own (mortgage)41%
Private rent12%
Social rent0%
Shared ownership0%
Rent free0%

Ethnicity

29%
52%
White British29%
White Other9%
Asian52%
Black2%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine11%
No car household13%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent12%
Social rent0%

vs. London

Income vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
6
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
12 homes · 389,393,397 & 401, 389,393,397 & 401, RAYNERS LANE, HA5 5ER
Pipeline pressure
NONE

Named schemes (500m)

157-159, 157-159, Village Way, HA5 5AA3 homes
completed
73, 73, Durley Avenue, Pinner, HA5 1JJ2 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
Gareth Thomas (Labour (Co-op))
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 5AY

Full postcodeHA5 5AY
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner South
Latitude51.578314
Longitude-0.377898
Parliamentary constituencyHarrow West
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