West Harrow · Harrow · Harrow West constituency · 51.57908, -0.34276

HA1 3DL— West Harrow, Harrow

Location and area intelligence for HA1 3DL, West Harrow, Harrow

The family fortress

 

Schools 100%Safety 81/100Transport 43/100Yield 5.14%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
68
Safety
81
Schools
100
Transport
43
Environment
51
Investment
78

The bottom line

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

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

Less suited to Car-free commuters.

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Location

HA1 3DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for HA1 3DL

🛡️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 HA1 3DL 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 · 5 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.3 incidents per 1,000 residents

Better than 79% of London
↑ Rising 463.6%

from a low base — still below London average

-49% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime16%
Burglary10%
Robbery3%
Drug offences2%
Theft2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.1km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area66.1 m²

EPC breakdown

C
3%
D
10%
E
13%
F
2%

Based on 28 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£165,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+6%

Total change

+327%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.7%

per year

Acceleration

-47.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£123k+105.2%1.5
Post-dot-com plateau2001–2002£63k£71k+13.6%1
Pre-crash peak2006–2006£189k£189k+0%2
GFC & correction2011–2011£203k£203k+0%1
Help-to-Buy recovery2013–2016£245k£315k+28.6%1
Pandemic surge2020–2020£256k£256k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
6%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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-HillN18 line
4.6 min walk
Harrow-on-the-Hill

Nearby stations

Harrow-on-the-Hill Underground StationMetropolitan
5 min walk
Harrow-on-the-HillNational Rail
5 min walk
West Harrow Underground StationMetropolitan
9 min walk
North Harrow Underground StationMetropolitan
19 min walk
Harrow & Wealdstone Underground StationBakerloo
19 min walk
No bus stops within 400m

42

Walkability score

58

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

16

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)54
Nearest car park44m
Santander docks (800m)0
Nearest cycle dock9.2 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
44m
🅿️
Saint Anns Centre· yes
453m

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed452 Mbps
Median download430 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: 13.9 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 34%
More green space than 86% of London

Nearest SSSI: Bentley Priory SSSI — 4.8 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

11

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

26

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketLidl · 426 m
1 tennis courts

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)

430m

Post office

Nearby shops

M&S Petrol Forecourt79 m
Jessey's204 m
Heriots360 m
Wenzel's413 m

Nearby cafes

Mooboo368 m
Starbucks379 m
Arc House Cafe393 m
Caffè Nero Express406 m

Nearby restaurants

McDonald's346 m
Haute Dolci357 m
Tikka Nation359 m
PizzaExpress359 m

Nearby pubs

Ward's Free House217 m
Royal Oak444 m
The Moon on the Hill599 m
Trinity625 m

Nearby gyms

Harrowall208 m
The Gym232 m
Buzz Gym439 m
Lyon Square Gymnasium726 m

Nearby pharmacies

Boots479 m
Keencare Pharmacy & Travel Clinic525 m
J & B Webber Pharmacy526 m
Superdrug729 m

Nearby health

Dental Lab399 m
Complete Smiles502 m
Headstone Road Surgery528 m
Saint Peter's Medical Centre588 m
Food hygiene (5-star)62% of 115

Business

Local businesses registered here

Active businesses
89
New (last 12 months)
10
Dissolved (last 12 months)
0
Industry diversity
48
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

5STAR VANS LTD
A1J HOMES UK LTD
ABBAWY (F & S) LIMITED
ABTF LIGHTING LIMITED
ALTERNATIVE RESOURCING LIMITED

+15 more

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Very High

Demand

Very Low

Void risk

Professional renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

45.8

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,208m
Crossrail 2 route15,612m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,692 nationally

2,114

Est. population

23,892/km²

68%

Employed

42%

Degree educated

£46,200

Median income

3.8%

Claimant rate

Inner cityVery high densityEstablished mixed

35

Community stability

Age profile

19%
32%
26%
17%
Under 1819%
18–3432%
35–4926%
50–6417%
65+7%

Tenure

20%
24%
46%
Own outright20%
Own (mortgage)24%
Private rent46%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

32%
23%
23%
White British32%
White Other23%
Asian23%
Black6%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine14%
No car household45%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent46%
Social rent9%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (3 years)
1
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)
343
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
146-164, 146-164, COLLEGE ROAD, HEADSTONE ROAD (2-20), HA1 1BH123 homes
completed
33, Lowlands Road, Harrow, HA1 3AN104 homes
completed
Quality Hotel, 12 - 22, Quality Hotel, 12 - 22, Pinner Road, Harrow, HA1 4HZ64 homes
completed
116, 116, College Road, Harrow, HA1 1BQ48 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.5%
Ward turnout
82%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

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Key facts for HA1 3DL

Full postcodeHA1 3DL
Postcode districtHA1
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.579082
Longitude-0.342757
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