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Hatch End market report HA5 2, Pinner
The standing HA5 2 (Hatch End) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,410 registered sales in HA5 2 (Pinner) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in HA5 2 (Pinner) sold for £640,000 in 2026, the median of 41 registered sales, up 21% on five years earlier. The mean was £677,900, and by floor area homes here have averaged about £6,570 per square metre over the last five years. The figures cover 4,410 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
HA5 2 is one sector of HA5 (Pinner): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where HA5 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What HA5 2 homes really sell for
The 2026 median for HA5 2 is £640,000, taken from 41 registered sales. The mean, which is what most sites call the "average house price", is £677,900, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in HA5 2
Averaged across five years of sales, floor space in HA5 2 costs about £6,570 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts HA5 2 125% above the country at large.
The price of a typical HA5 2 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £640,000 | £640,000 | 41 |
| 2025 | £623,800 | £638,717 | 104 |
| 2024 | £590,000 | £627,291 | 103 |
| 2023 | £590,000 | £648,266 | 103 |
| 2022 | £502,500 | £589,239 | 112 |
| 2021 | £530,000 | £671,048 | 138 |
| 2020 | £585,000 | £759,050 | 103 |
| 2019 | £500,000 | £655,380 | 97 |
| 2018 | £515,000 | £686,505 | 79 |
| 2017 | £497,500 | £678,540 | 102 |
| 2016 | £472,000 | £660,333 | 113 |
| 2015 | £425,000 | £600,525 | 135 |
| 2014 | £420,000 | £595,843 | 134 |
| 2013 | £373,000 | £536,710 | 133 |
| 2012 | £330,000 | £485,719 | 135 |
| 2011 | £320,000 | £483,077 | 115 |
| 2010 | £285,000 | £446,953 | 107 |
| 2009 | £269,000 | £432,420 | 104 |
| 2008 | £300,000 | £491,763 | 105 |
| 2007 | £310,000 | £525,846 | 189 |
| 2006 | £290,000 | £503,403 | 213 |
| 2005 | £250,000 | £444,899 | 149 |
| 2004 | £235,000 | £426,806 | 167 |
| 2003 | £238,500 | £439,375 | 159 |
| 2002 | £200,000 | £376,298 | 183 |
| 2001 | £161,000 | £309,514 | 175 |
| 2000 | £180,000 | £353,250 | 201 |
| 1999 | £129,200 | £257,489 | 198 |
| 1998 | £123,500 | £249,294 | 172 |
| 1997 | £101,200 | £207,541 | 184 |
| 1996 | £103,000 | £217,222 | 222 |
| 1995 | £99,000 | £215,211 | 135 |
In cash terms the typical HA5 2 home went from £99,000 in 1995 to £640,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 197%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 16% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HA5 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+39.3% on the year before); the weakest, 2001 (−10.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.6% | +0.2% |
| 5 years (since 2021) | +3.8% | −0.9% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +4.0% | +1.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in HA5 2
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
HA5 2 recorded 41 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 180 sales a year before the financial crisis and 93 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of HA5 2
The local authority for HA5 2 is Hillingdon, and its ONS average private rent currently stands at £1,557 a month (May 2026 figures). The spread runs from £1,241 a month for a typical one-bed to £2,616 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Set against the £640,000 median sold price, £1,557 a month is £18,684 a year, a gross yield of 2.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the HA5 2 market
This is a thin market: 41 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Within HA5, this sector trades 9% below the district median: one of its district's cheaper corners.
What people ask about HA5 2 (Hatch End)
How much did a house sell for in HA5 2 (Hatch End)?
Are property prices falling in HA5 2 (Hatch End)?
Is HA5 2 (Hatch End) a good place to buy a house?
What happens to HA5 2 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 21% over five years in cash but down 5% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in HA5 today
This is what you could actually buy today: 8 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole HA5 district, not just HA5 2: live asking prices are collected per district.
50% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every HA5 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in HA
Real sold prices by size across the HA area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £610,000 | £830,000 (+36%) | £1,150,000 (+39%) | £1,600,000 (+39%) |
| Semi-detached | £475,000 | £535,000 (+13%) | £635,000 (+19%) | £780,000 (+23%) | £920,000 (+18%) |
| Terraced | £425,375 | £500,000 (+18%) | £575,000 (+15%) | £687,500 (+20%) | £820,000 (+19%) |
| Flat | £303,300 | £387,500 (+28%) | £525,000 (+35%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the HA area is the point: the same five years treated these districts very differently.
Winners and losers across the HA area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in HA5
Sector boundaries hide real price steps. The rest of HA5, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA5 1 | £860,000 | 19 |
| HA5 3 | £620,000 | 34 |
| HA5 4 | £675,000 | 24 |
| HA5 5 | £807,700 | 20 |
Zoom out to the full HA5 district report for the type split, monthly volumes and how HA5 compares with its neighbours.
Before you sell in HA5 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HA5 2, open the average prices map and zoom from the HA5 2 shading down to the sold homes on your own street. Every recorded HA5 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim HA5 2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to HA5 2. Free after a one click sign in.
Two maps carry on from here: every HA5 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.