Pinner South · Harrow · Ruislip, Northwood and Pinner constituency · 51.58434, -0.38109

HA5 5LN— Pinner South, Harrow

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

The family fortress

 

Schools 100%Safety 84/100Transport 23/100Low yield 2.65%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
84
Schools
60
Transport
23
Environment
49
Investment
36

The bottom line

HA5 5LN 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: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 5LN

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-27.0% vs London avg

Deep-dive guides for HA5 5LN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA5 5LN 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 · 8 min walk

KS2: 109.8

—

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.6 incidents per 1,000 residents

Better than 64% of London
→ Stable

-17% vs borough

Crime by type

Other38%
Anti-social behaviour23%
Vehicle crime15%
Violence & sexual offences15%
Burglary6%
Drug offences3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.3km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area89.6 m²

EPC breakdown

C
7%
D
5%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 60%Terraced 23%Flat 14%Other 3%

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£224,000
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)
RoofFlat, insulated
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

1995–2022 · CAGR

+4.5%

Total change

+229%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.5%

per year

Acceleration

-63.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached61.8%
Terraced23.5%
Flat/maisonette14.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£265k+206.4%1.3
Post-dot-com plateau2002–2003£244k£313k+28.1%1
Pre-crash peak2006–2007£352k£360k+2.4%3.5
GFC & correction2008–2012£445k£485k+9%1
Help-to-Buy recovery2013–2016£554k£712k+28.4%1.5
Brexit uncertainty2017–2019£633k£670k+5.9%1
Rate-rise correction2022–2022£285k£285k+0%7

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.7% alpha

Semi-detached+1.7% α
Local
9.5%
District
7.8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
11.2 min walk
Hatch End

Nearby stations

Pinner Underground StationMetropolitan
12 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
15 min walk
North Harrow Underground StationMetropolitan
16 min walk
Eastcote Underground StationMetropolitan · Piccadilly
18 min walk
West Harrow Underground StationMetropolitan
25 min walk
No bus stops within 400m

18

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City65 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock11.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed425 Mbps
Median download415 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: 16.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 37%
More green space than 78% of London

Nearest SSSI: Harrow Weald SSSI — 5.0 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

HPCT CAS OPHTHALMOLOGY TP

WESTBURY HOUSE, 1ST FLOOR, 23-25 BRIDGE STREET, HA5 3HR

15 min walk

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital · 3.6 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

24

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketM&S Foodhall · 1.1 km
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

155m

Post office

Nearby shops

Tesco Express101 m
Londis117 m
AJ Food City231 m
The Meat Like It Used To Be Co.242 m

Nearby cafes

Costa791 m
Indulge901 m
Daisy's in the Park977 m
Café Sombra1.1 km

Nearby restaurants

Pinner Chef106 m
Gate of India133 m
Sakee Bar & Restaurant822 m
Thai Villa842 m

Nearby pubs

The Whittington210 m
Hand in Hand1.1 km
Queen's Head1.1 km
Beer Asylum1.1 km

Nearby gyms

The Vagabonds Club650 m
Pinner West End Lawn Tennis Club883 m

Nearby pharmacies

GOR Pharmacy817 m
Boots1.2 km

Nearby health

Apple Dental Studios909 m
Food hygiene (5-star)69% of 13

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

6TH DIMENSION LTD
ACPI CONSULTANTS LTD
AWARDS & ENGRAVING LONDON LTD
CATALYST EVENTS LIMITED
GLIM N GLOSS LTD

+3 more

Investment

Investment grade, yield and market outlook

36

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 score19/100
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

35.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,832m
Crossrail 2 route18,305m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,217 nationally

1,658

Est. population

7,299/km²

59%

Employed

50%

Degree educated

£57,800

Median income

2.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

25%
14%
23%
20%
18%
Under 1825%
18–3414%
35–4923%
50–6420%
65+18%

Tenure

40%
39%
16%
Own outright40%
Own (mortgage)39%
Private rent16%
Social rent5%

Ethnicity

31%
48%
White British31%
White Other9%
Asian48%
Black3%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household13%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent16%
Social rent5%

vs. London

Income vs London+37.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (3 years)
4
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)
1
Largest scheme
36 homes · FORMER BRITISH GAS BOARD SITE, 40, FORMER BRITISH GAS BOARD SITE, 40, EASTCOTE ROAD, HA5 1EY
Pipeline pressure
NONE

Named schemes (500m)

74A, 74A, Whittington Way, Pinner, HA5 2AB4 homes
completed
12, 12, Cannon Lane, Pinner, HA5 1HL2 homes
completed
48, 48, Ellement Close, Pinner, HA5 1ER2 homes
completed
73, 73, Durley Avenue, Pinner, HA5 1JJ2 homes
completed
Flats 29 To 34, Flats 29 To 34, Pinner Grove, Pinner, HA5 5NY1 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 5LN

Full postcodeHA5 5LN
Postcode districtHA5
BoroughLondon Borough of Harrow
WardPinner South
Latitude51.584338
Longitude-0.381090
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