Harrow on the Hill · Harrow · Harrow West constituency · 51.57282, -0.33974

HA1 3EJ— Harrow on the Hill, Harrow

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

The family fortress

 

Schools 100%Safety 77/100Transport 34/100Yield 5.14%⚠ Knotweed sites nearby

Best for: Families, Investors, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
77
Schools
100
Transport
34
Environment
55
Investment
72

The bottom line

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

The catches: 52 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA1 3EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for HA1 3EJ

🛡️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🔒 Very Safe

“The family fortress”

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How HA1 3EJ 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 · 4 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.7 incidents per 1,000 residents

Better than 60% of London
↑ Rising 1740.0%

-8% vs borough

Crime by type

Other26%
Violence & sexual offences20%
Anti-social behaviour18%
Theft15%
Drug offences7%
Vehicle crime7%
Burglary7%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.4km

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area122.9 m²

EPC breakdown

C
10%
D
7%

Based on 17 properties · Confidence: medium

Street mix

Terraced 22%Flat 78%

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£307,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofRoof room(s), insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+5.7%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.7%

per year

Acceleration

-62.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Terraced22.2%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£180k£320k+77.8%1.5
Post-dot-com plateau2001–2002£345k£468k+35.5%2.5
Pre-crash peak2005–2005£531k£531k+0%2
GFC & correction2008–2011£551k£540k-2%1.5
Pandemic surge2020–2020£850k£850k+0%1
Rate-rise correction2022–2022£810k£810k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-9.4% alpha

Flat/maisonette-9.4% α
Local
9.6%
District
19%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harrow-on-the-Hill Underground StationMetropolitan line
8.8 min walk
Harrow-on-the-Hill

Nearby stations

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

31

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★52 min
Victoria55 min ↑
Waterloo55 min ↑
Canary Wharf62 min ↑
City58 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)12
Nearest car park394m
Santander docks (800m)0
Nearest cycle dock8.8 km

Nearby car parks

🅿️
The White Horse
493m
🅿️
The Half Moon Pub Parking12 spaces
568m
🅿️
Vaughan Road Car Park· yes
767m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
All operators 5G90%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 13.4 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Bentley Priory SSSI — 5.5 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

9 min walk

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 638 m
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

45

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

2

Convenience

Nearest supermarketLidl · 853 m
9 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)

894m

Post office

Nearby shops

Shaws Convenience Store234 m
Hill Foods Supermarket257 m
A&K Convenience Store623 m
Quality Stores643 m

Nearby cafes

The Doll's House on the Hill128 m
Battels160 m
Arc House Cafe674 m
Caffè Nero Express770 m

Nearby restaurants

Ristorante LA COLLINA130 m
Old Etonian131 m
Blues Restaurant & Bar244 m
Incanto249 m

Nearby pubs

The Castle82 m
The White Horse479 m
Salt Bar598 m
Ward's Free House714 m

Nearby gyms

Sports Centre444 m
Buzz Gym859 m
The Gym878 m
Harrowall930 m

Nearby pharmacies

Doorstep Pharmacy - Travel Health Clinic362 m
Keencare Pharmacy & Travel Clinic873 m
Boots911 m
J & B Webber Pharmacy1.2 km

Nearby health

Dental & Implant Practice262 m
Cygnet Hospital638 m
Complete Smiles867 m
The Clementine Churchill Hospital1.0 km
Food hygiene (5-star)79% of 29

Business

Local businesses registered here

Active businesses
6
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

CRYPTICAL WEB STUDIOS LTD
ENGINE MEDICS LTD
GRAB N GO PACKAGING LTD
PALEBECK GROUP LIMITED
PALEBECK TELECOMMUNICATIONS TECHNOLOGY LIMITED

+1 more

Investment

Investment grade, yield and market outlook

72

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

48.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,696m
Crossrail 2 route15,176m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,969 nationally

1,747

Est. population

6,858/km²

51%

Employed

47%

Degree educated

£51,500

Median income

1.0%

Claimant rate

Inner cityMedium densityEstablished mixed

39

Community stability

Age profile

52%
15%
16%
Under 1852%
18–3415%
35–4916%
50–6411%
65+7%

Tenure

27%
28%
43%
Own outright27%
Own (mortgage)28%
Private rent43%
Social rent1%
Shared ownership0%

Ethnicity

55%
14%
18%
White British55%
White Other14%
Asian18%
Black5%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine4%
No car household24%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent43%
Social rent1%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
78
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
237
Largest scheme
125 homes · Lowlands Road, HA1 3AW
Pipeline pressure
NONE

Named schemes (500m)

1-3, 1-3, ROXBOROUGH PARK, HA1 3BD18 homes
completed
14-16, 14-16, ROXBOROUGH PARK, HA1 3BE17 homes
completed
The Powerhouse, 87, The Powerhouse, 87, West Street, Harrow On The Hill, HA1 3EL14 homes
completed
94-98, 94-98, HIGH STREET, HA112 homes
completed
2, 2, Byron Hill Road, Harrow, HA2 0HY9 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 3EJ

Full postcodeHA1 3EJ
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHarrow on the Hill
Latitude51.572817
Longitude-0.339738
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