The bottom line
HA1 2HF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.
The catch: 52 min to london bridge — above average for this zone.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how HA1 2HF scores on each.
Toggle a question above to see how HA1 2HF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA1 2HF
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Postcode Personality
“High-connectivity investment target”
How HA1 2HF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Saint Jerome Church of England Bilingual School
Good · Inspected Nov 2022 · 10 min walk
KS2: 108.1
Secondary
Harrow High School
Not yet inspected · 6 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Hillview Nursery School
Not inspected · 19 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Medium crime
233.0 incidents per 1,000 residents
+306% vs borough
Crime by type
Stop & search
23.7
per 1,000 residents
→ Stable
trend
Road safety
89
Road safety score
3
Accidents (5yr)
2
KSI (5yr)
5
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Northolt Fire Station (G31) · 3.2km
Crime is +258% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 16 properties · Confidence: medium
Street mix
LHA rates — North West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2009–2022 · CAGR
+1.9%
Total change
+28%
Market Activity
Price Velocity & Acceleration
Current Velocity
+0.8%
per year
Acceleration
+4.58
change in velocity
Market State
Recovery
Price Distribution
P25: £200k–£250k · P75: £250k–£300k · 21 sales
Property Type Mix
Total: 21 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| GFC & correction | 2009–2011 | £250k | £264k | +5.4% | 1.7 |
| Help-to-Buy recovery | 2013–2016 | £298k | £340k | +14.3% | 2.5 |
| Brexit uncertainty | 2017–2019 | £342k | £330k | -3.6% | 1.3 |
| Pandemic surge | 2021–2021 | £318k | £318k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £320k | £320k | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-4.9% alpha
CAGR over 7yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
60
Walkability score
105
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
11
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Bentley Priory SSSI — 4.8 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
PES@SPECSAVERS HARROW, NWL
289 STATION ROAD, HA1 2TA
5 min walk
9
GPs within 1km
6
Dentists within 1km
6
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
33
Parks (1km)
63
Restaurants (800m)
19
Cafes (800m)
3
Pubs (400m)
3
Pharmacies (800m)
4
Gyms (1km)
17
Sports (1km)
13
Convenience
Nightlife (500m)
0
Nightclubs
3
Late-night venues
1
Libraries (1km)
2
Cinemas (2km)
367m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
78
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
64
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 23,212 nationally
1,266
Est. population
19,033/km²
77%
Employed
72%
Degree educated
£47,000
Median income
2.8%
Claimant rate
24
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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