Pinner South · Harrow · Harrow West constituency · 51.57833, -0.37479

HA5 5BT— Pinner South, Harrow

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

The family fortress

 

Schools 100%Safety 75/100Transport 37/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
75
Schools
90
Transport
37
Environment
55
Investment
40

The bottom line

HA5 5BT 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: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 5BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.6% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for HA5 5BT

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

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“The family fortress”

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How HA5 5BT 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 · 5 min walk

KS2: 107.1

—

Secondary

Pinner High School

Not yet inspected · 11 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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.0 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+76% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Theft11%
Vehicle crime10%
Anti-social behaviour10%
Burglary6%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.5km

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA5 district median

£679,000

Based on 73 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,184/m²
Price per ft²£575/ft²
Avg floor area135.3 m²

EPC breakdown

C
3%
D
5%
E
6%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 88%Terraced 13%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£338,250
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, insulated (assumed)
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

1996–2026 · CAGR

+5.8%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.9%

per year

Acceleration

-10.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached87.5%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£155k£171k+10.5%2
Pre-crash peak2005–2007£344k£410k+19.3%1.7
GFC & correction2009–2012£420k£460k+9.4%1.5
Help-to-Buy recovery2013–2016£465k£695k+49.5%1.5
Brexit uncertainty2017–2019£654k£530k-19%1.3
Pandemic surge2020–2020£667k£667k+0%2
Current market2025–2026£788k£850k+7.9%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
6.3%
District
7.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Rayners Lane Underground StationPiccadilly line
5 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
5 min walk
North Harrow Underground StationMetropolitan
14 min walk
West Harrow Underground StationMetropolitan
19 min walk
Eastcote Underground StationMetropolitan · Piccadilly
20 min walk
Pinner Underground StationMetropolitan
21 min walk
No bus stops within 400m

31

Walkability score

22

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 park360m
Santander docks (800m)0
Nearest cycle dock11.2 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: 15.9 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 58%
More green space than 93% of London

Nearest SSSI: Harrow Weald SSSI — 5.4 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

22

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Club 2000 (276 m)

Nearest supermarketRayners Lane Supermarket · 299 m
5 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)

616m

Post office

Nearby shops

Wenzel's287 m
Sainsbury's Local312 m
Al Firdous360 m
Natraj472 m

Nearby cafes

Scoopers353 m
Costa438 m
The Roxy Cafe759 m

Nearby restaurants

Wok Inn267 m
Yaal Express282 m
Noodle Hut289 m
Said Bhavan322 m

Nearby pubs

Club 2000276 m
The Village Inn318 m
The Man of Aran623 m
The Whittington984 m

Nearby gyms

Rayners Mead Outdoor Gym437 m
Harrow Town Sports Club644 m

Nearby pharmacies

Healthways Pharmacy328 m
Jade Pharmacy666 m

Nearby health

Corona Dental Studio277 m
Smile 360 Dental Practice686 m
The Ridgeway Surgery758 m
Food hygiene (5-star)41% of 103

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

DAEWOO ENGINEERING & CONSTRUCTION CO., LTD
HARSHIN LIMITED
KONRAI PROPERTIES LTD
LONDON HERTS AND ESSEX RECOVERY LTD
MENMAI SYSTEMS LTD

+6 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

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
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

55.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,145m
Crossrail 2 route17,674m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,187 nationally

1,861

Est. population

8,806/km²

62%

Employed

52%

Degree educated

£51,900

Median income

4.4%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

22%
23%
23%
18%
15%
Under 1822%
18–3423%
35–4923%
50–6418%
65+15%

Tenure

29%
31%
38%
Own outright29%
Own (mortgage)31%
Private rent38%
Social rent2%
Shared ownership1%

Ethnicity

21%
52%
White British21%
White Other12%
Asian52%
Black5%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household29%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent38%
Social rent2%

vs. London

Income vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
215 homes · Imperial House, 175 - 205, Imperial House, 175 - 205, Imperial Drive, Harrow, HA2 7JW
Pipeline pressure
NONE

Named schemes (500m)

389,393,397 & 401, 389,393,397 & 401, RAYNERS LANE, HA5 5ER12 homes
completed
389, 389a, 393 and 393a, 389, 389a, 393 and 393a, Rayners Lane, Rayners Lane, HA5 5ER8 homes
completed
410-420, 410-420, Rayners Lane, Harrow, HA5 5DY6 homes
completed
410-420, 410-420, Rayners Lane, HA5 5DY6 homes
completed
438-440, 438-440, Rayners Lane, Harrow, HA5 5DX2 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 5BT

Full postcodeHA5 5BT
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner South
Latitude51.578325
Longitude-0.374795
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