Harrow on the Hill · Harrow · Harrow West constituency · 51.55783, -0.33718

HA1 3RE— Harrow on the Hill, Harrow

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

 

Schools 67%Safety 71/100Transport 39/100Yield 5.14%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
54
Safety
71
Schools
100
Transport
39
Environment
52
Investment
65

The bottom line

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

The catches: 51 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA1 3RE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for HA1 3RE

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How HA1 3RE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St George's Primary Catholic Voluntary Academy

Outstanding · Inspected Jul 2023 · 9 min walk

KS2: 107.2

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 25 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 1844.4%

+51% vs borough

Crime by type

Violence & sexual offences30%
Other29%
Anti-social behaviour17%
Vehicle crime13%
Burglary5%
Theft4%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.6km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area52.6 m²

EPC breakdown

C
5%
D
6%

Based on 11 properties · Confidence: medium

Street mix

Flat 89%Other 11%

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£131,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

+6.7%

Total change

+373%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.9%

per year

Acceleration

+11.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£66k£97k+47.3%2
Post-dot-com plateau2001–2004£119k£158k+32.5%1.5
Pre-crash peak2006–2006£182k£182k+0%1
GFC & correction2012–2012£196k£196k+0%1
Help-to-Buy recovery2014–2014£235k£235k+0%1
Rate-rise correction2022–2022£310k£310k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.4% alpha

Flat/maisonette+5.4% α
Local
23.2%
District
17.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Sudbury Hill Underground StationPiccadilly line
1.1 min walk
Sudbury Hill Harrow

Nearby stations

Sudbury Hill Underground StationPiccadilly
1 min walk
Sudbury Hill HarrowNational Rail
1 min walk
South Harrow Underground StationPiccadilly
17 min walk
Sudbury Town Underground StationPiccadilly
21 min walk
Greenford Underground StationCentral
23 min walk
No bus stops within 400m

49

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★51 min
Waterloo65 min ↑
Canary Wharf71 min ↑
City66 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park86m
Santander docks (800m)0
Nearest cycle dock8.2 km

Nearby car parks

🅿️
Rising Sun
183m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 12.6 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Bentley Priory SSSI — 7.1 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): 4

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

LANFRANC MEDICAL CENTRE

LANFRANC COURT, GREENFORD ROAD, HA1 3QE

6 min walk

92%

Recommend GP

92%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 875 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

15

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

15

Convenience

Nearest supermarketNisa Local · 249 m
8 tennis courts5 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

107m

Post office

Nearby shops

Greenland Fresh Fruit & Veg102 m
Newlight Express103 m
Classic Food & Wine105 m
Thrisa Superstore106 m

Nearby cafes

Caffeine Co122 m
Brokengate Café233 m
Veeno762 m
Vonns Sandwich Bar833 m

Nearby restaurants

Chicken Land104 m
Pizza Hut Delivery105 m
Ishtar Grill108 m
Enter PL109 m

Nearby pubs

Rising Sun Hotel & Restaurant190 m
Tiffty's Tavern Irish Bar276 m
The Black Horse623 m
Ryan's Bar844 m

Nearby gyms

David Lloyd Club - Sudbury Hill503 m
North London Golf Academy540 m

Nearby pharmacies

Curapharm Chemist102 m
Bright Health Pharmacy781 m

Nearby health

Lanfranc Medical Centre508 m
Poland Medical598 m
The Clementine Churchill Hospital875 m
Cygnet Hospital1.0 km
Food hygiene (5-star)48% of 61

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

R&RR LTD

Investment

Investment grade, yield and market outlook

65

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 score17/100
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

38

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,832m
Crossrail 2 route14,543m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,197 nationally

2,015

Est. population

5,312/km²

60%

Employed

42%

Degree educated

£51,500

Median income

4.6%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

23%
22%
26%
15%
15%
Under 1823%
18–3422%
35–4926%
50–6415%
65+15%

Tenure

22%
28%
33%
14%
Own outright22%
Own (mortgage)28%
Private rent33%
Social rent14%
Shared ownership3%
Rent free0%

Ethnicity

15%
21%
41%
White British15%
White Other21%
Asian41%
Black8%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household29%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent33%
Social rent14%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
66%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
263 homes · Kellogg Tower, Kellogg Tower, Greenford Road, UB6 0JA
Pipeline pressure
NONE

Named schemes (500m)

Kellogg Tower, Kellogg Tower, Greenford Road, UB6 0JA263 homes
completed
118-136, 118-136, GREENFORD ROAD, HA1 3QL14 homes
completed
22-26, 22-26, CAVENDISH AVENUE, HA1 3RG12 homes
completed
Ambassador House, Ambassador House, Cavendish Avenue, Harrow, HA1 3RW12 homes
completed
Kellogg Tower, Kellogg Tower, Greenford Road, Greenford, UB6 0JA7 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 3RE

Full postcodeHA1 3RE
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHarrow on the Hill
Latitude51.557827
Longitude-0.337182
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