Harrow on the Hill · Harrow · Harrow West constituency · 51.57741, -0.34074

HA1 3BL— Harrow on the Hill, Harrow

Location and area intelligence for HA1 3BL, Harrow on the Hill, Harrow

High-connectivity investment target

 

Schools 100%Safety 42/100Transport 44/100Yield 5.14%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
42
Schools
100
Transport
44
Environment
55
Investment
78

The bottom line

HA1 3BL offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 53 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA1 3BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+304.0% vs London avg

Deep-dive guides for HA1 3BL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How HA1 3BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Anselm's Catholic Primary School

Outstanding · Inspected Feb 2024 · 2 min walk

KS2: 110.1

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 12 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

262.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 339.9%

+357% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other41%
Violence & sexual offences18%
Theft14%
Anti-social behaviour10%
Robbery5%
Drug offences5%
Burglary4%
Vehicle crime3%

Stop & search

26.0

per 1,000 residents

→ Stable

trend

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 · 2.3km

Crime is +304% above London average

Property

Prices, sales volume and market trends

Avg floor area80.2 m²

EPC breakdown

C
7%
D
13%

Based on 20 properties · Confidence: medium

Street mix

Flat 100%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+6.1%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

+3.49

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£108k£108k+0%1
Post-dot-com plateau2001–2001£172k£172k+0%1
Pre-crash peak2006–2007£250k£250k+0%1.5
GFC & correction2009–2010£180k£225k+25%1
Help-to-Buy recovery2016–2016£430k£430k+0%1
Pandemic surge2021–2021£430k£430k+0%1
Rate-rise correction2022–2022£445k£445k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Harrow-on-the-Hill Underground StationMetropolitan line
3.8 min walk
Harrow-on-the-Hill

Nearby stations

Harrow-on-the-Hill Underground StationMetropolitan
4 min walk
Harrow-on-the-HillNational Rail
4 min walk
West Harrow Underground StationMetropolitan
11 min walk
Northwick Park Underground StationMetropolitan
20 min walk
South Harrow Underground StationPiccadilly
20 min walk
No bus stops within 400m

49

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria55 min ↑
Waterloo56 min ↑
Canary Wharf63 min ↑
City59 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)54
Nearest car park265m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
265m
🅿️
Saint Anns Centre· yes
457m

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: 13.7 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 43%
More green space than 94% of London

Nearest SSSI: Bentley Priory SSSI — 5.0 km

Energy

Solar: 852 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): 1

Landslide susceptibility: Low

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 yield851.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARROW HEALTH CIC GASTROENTEROLOGY GPWSI

4TH FLOOR,THE HEIGHTS, 59-65 LOWLANDS ROAD, HA1 3AW

3 min walk

7

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

37

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketLidl · 415 m
7 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

443m

Post office

Nearby shops

M&S Petrol Forecourt188 m
Jessey's225 m
Wenzel's367 m
Premier Fruits379 m

Nearby cafes

Arc House Cafe286 m
Caffè Nero Express352 m
Costa401 m
CUPP432 m

Nearby restaurants

McDonald's450 m
Chop & Wok451 m
Krispy Kreme452 m
Kebab Land Takeaway453 m

Nearby pubs

Ward's Free House217 m
The Moon on the Hill506 m
Royal Oak511 m
Trinity520 m

Nearby gyms

The Gym365 m
Buzz Gym426 m
Harrowall441 m
Lyon Square Gymnasium655 m

Nearby pharmacies

Boots478 m
Keencare Pharmacy & Travel Clinic482 m
J & B Webber Pharmacy699 m
Superdrug714 m

Nearby health

Complete Smiles465 m
Dental Lab558 m
Saint Peter's Medical Centre677 m
Smile 360688 m
Food hygiene (5-star)66% of 137

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

78

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score24/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

44.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,996m
Crossrail 2 route15,415m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,714 nationally

2,731

Est. population

7,174/km²

64%

Employed

61%

Degree educated

£47,000

Median income

7.3%

Claimant rate

Inner cityHigh densityYoung professionals

26

Community stability

Age profile

20%
29%
29%
14%
Under 1820%
18–3429%
35–4929%
50–6414%
65+8%

Tenure

14%
17%
58%
Own outright14%
Own (mortgage)17%
Private rent58%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

20%
18%
41%
White British20%
White Other18%
Asian41%
Black8%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household52%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent58%
Social rent10%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
58
Planning apps (3 years)
5
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)
345
Largest scheme
318 homes · 51, 51, College Road, Harrow, HA1 1AA
Pipeline pressure
NONE

Named schemes (500m)

Bradstowe House, Bradstowe House, Headstone Road, Harrow, HA1 1PS177 homes
completed
Lowlands Road, HA1 3AW125 homes
completed
146-164, 146-164, COLLEGE ROAD, HEADSTONE ROAD (2-20), HA1 1BH123 homes
completed
33, Lowlands Road, Harrow, HA1 3AN104 homes
completed
Kymberley Road, HA1 1HE95 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.8%
Ward turnout
77%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Eden KuligLabour
Stephen HickmanLabour

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Key facts for HA1 3BL

Full postcodeHA1 3BL
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHarrow on the Hill
Latitude51.577408
Longitude-0.340739
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