Harrow on the Hill · Harrow · Harrow West constituency · 51.56426, -0.34686

HA1 3LB— Harrow on the Hill, Harrow

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

 

Schools 75%Safety 65/100Transport 30/100Yield 5.14%

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
65
Schools
45
Transport
30
Environment
48
Investment
62

The bottom line

HA1 3LB offers low crime — strong value for Families who can accept its trade-offs.

The catch: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 3LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+93.0% vs London avg

Deep-dive guides for HA1 3LB

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe
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How HA1 3LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Roxeth Primary School

Not yet inspected · Inspected Sept 2024 · 7 min walk

KS2: 107.7

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 14 min walk

P8: +0.76A8: 54.7

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 349.1%

+118% vs borough

Crime by type

Other33%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime8%
Drug offences6%
Burglary5%
Theft3%
Robbery3%

Stop & search

1.0

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: Northolt Fire Station (G31) · 1.4km

Crime is +93% above London average

Property

Prices, sales volume and market trends

Avg floor area211.8 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

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£529,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
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

2006–2020 · CAGR

+3%

Total change

+52%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.9%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£625k£625k+0%1
Pandemic surge2020–2020£950k£950k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Harrow Underground StationPiccadilly line
4.5 min walk
Sudbury Hill Harrow

Nearby stations

South Harrow Underground StationPiccadilly
5 min walk
Sudbury Hill HarrowNational Rail
13 min walk
Sudbury Hill Underground StationPiccadilly
14 min walk
West Harrow Underground StationMetropolitan
22 min walk
Harrow-on-the-Hill Underground StationMetropolitan
22 min walk
No bus stops within 400m

24

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria ★61 min
Waterloo70 min ↑
Canary Wharf77 min ↑
City75 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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)88
Nearest car park293m
Santander docks (800m)0
Nearest cycle dock9.0 km

Nearby car parks

🅿️
South Harrow Stn (LUL)76 spaces· yes
293m
🅿️
The Half Moon Pub Parking12 spaces
598m
🅿️
Iceland Parking
616m
🅿️
The White Horse
679m
🅿️
Aldi Parking
751m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 13.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Harrow Weald SSSI — 6.6 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): 3

Landslide susceptibility: Medium

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

PES@PARKER & HAMMOND, NWL

302 NORTHOLT ROAD, SOUTH HARROW, HA2 8EE

8 min walk

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 709 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Star (348 m)

Nearest supermarketIceland · 581 m
7 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

618m

Post office

Nearby shops

ES Food & Wine354 m
Ark Newsagents405 m
Sin 2 Mini Off Licence429 m
Wenzel's452 m

Nearby cafes

222 Café432 m
Costa Coffee524 m
CaffCafe634 m
Battels978 m

Nearby restaurants

Chillies Caribbean Takeaway356 m
Charcoal Grill365 m
George's Fish & Chips400 m
Tennessee Fried Chicken419 m

Nearby pubs

The Star348 m
Salt Bar577 m
The Shawl654 m
The White Horse684 m

Nearby gyms

MBA Fitness520 m
David Lloyd Club - Sudbury Hill966 m
North London Golf Academy1.0 km

Nearby pharmacies

Stratwicks478 m
S&A Pharmacy486 m
Superdrug526 m
Boots573 m

Nearby health

Bridge Dental Practice435 m
Bridge Dental Care540 m
Bay Osteopath562 m
GP Direct639 m
Food hygiene (5-star)31% of 72

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

62

Investment score

Good

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

22.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,731m
Crossrail 2 route15,368m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,729 nationally

2,042

Est. population

7,046/km²

55%

Employed

40%

Degree educated

£45,500

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

38

Community stability

Age profile

25%
21%
22%
19%
14%
Under 1825%
18–3421%
35–4922%
50–6419%
65+14%

Tenure

17%
24%
44%
Own outright17%
Own (mortgage)13%
Private rent24%
Social rent44%
Shared ownership1%
Rent free1%

Ethnicity

18%
39%
16%
White British18%
White Other13%
Asian39%
Black16%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household42%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent44%
Private rent24%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
58
Largest scheme
150 homes · Raebarn House, 86 - 100, Raebarn House, 86 - 100, Northolt Road, South Harrow, HA2 0BA
Pipeline pressure
NONE

Named schemes (500m)

Templar House, 82, Templar House, 82, Northolt Road, South Harrow, HA2 0YJ84 homes
completed
Sherbourne House, 23-25, Sherbourne House, 23-25, Northolt Road, HA2 0LN12 homes
completed
SAUNDERS HOUSE, BRICKFIELDS, SAUNDERS HOUSE, BRICKFIELDS, ROXETH HILL, HA2 0JG11 homes
completed
THORNCROFT, THORNCROFT, SOUTH HILL AVENUE, HA2 0NQ11 homes
completed
Westbourne House, Westbourne House, Mount Park Road, Harrow, HA1 3JT3 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 3LB

Full postcodeHA1 3LB
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHarrow on the Hill
Latitude51.564258
Longitude-0.346859
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