Harrow on the Hill · Harrow · Harrow West constituency · 51.55829, -0.34226

HA1 3RF— Harrow on the Hill, Harrow

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

 

Schools 75%Safety 71/100Transport 30/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
71
Schools
61
Transport
30
Environment
53
Investment
51

The bottom line

HA1 3RF offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 59 min to victoria — 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 3RF

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 3RF

🛡️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🌿 Green Lung🔒 Very Safe
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How HA1 3RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

Wood End Primary School

Requires Improvement · Inspected Jun 2024 · 9 min walk

KS2: 103.0

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 23 min walk

P8: +0.76A8: 54.7

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 14 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.3km

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA1 district median

£350,000

Based on 264 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,088/m²
Price per ft²£473/ft²
Avg floor area111.4 m²

EPC breakdown

C
2%
D
11%
G
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 75%Terraced 20%Detached 5%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£278,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2025 · CAGR

+5.1%

Total change

+342%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.4%

per year

Acceleration

-23.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Detached5%
Semi-detached75%
Terraced20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£125k£119k-4%1.3
Post-dot-com plateau2001–2004£186k£240k+29%1
Pre-crash peak2005–2007£290k£307k+5.9%1
GFC & correction2011–2011£305k£305k+0%1
Help-to-Buy recovery2013–2016£420k£485k+15.4%1.5
Brexit uncertainty2018–2018£550k£550k+0%1
Pandemic surge2021–2021£630k£630k+0%1
Rate-rise correction2022–2023£600k£650k+8.3%1
Current market2025–2025£550k£550k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Sudbury Hill Underground StationPiccadilly
5 min walk
Sudbury Hill HarrowNational Rail
6 min walk
South Harrow Underground StationPiccadilly
13 min walk
Greenford Underground StationCentral
22 min walk
Sudbury Town Underground StationPiccadilly
25 min walk
No bus stops within 400m

27

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria ★59 min
Waterloo75 min ↑
Canary Wharf82 min ↑
City71 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park267m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Rising Sun
476m

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 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: 12.9 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 22%
More green space than 91% 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): 5

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

ELMTREES SURGERY

2A HORSENDEN LANE NORTH, UB6 0PA

12 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Clementine Churchill Hospital · 1.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tiffty's Tavern Irish Bar (487 m)

Nearest supermarketNisa Local · 479 m
8 tennis courts5 swimming pools2 sports halls

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)

461m

Post office

Nearby shops

Best Booze367 m
Redden News452 m
Pam's Food & Wine454 m
Classic Food & Wine455 m

Nearby cafes

Caffeine Co452 m
Brokengate Café475 m
Veeno832 m
Café Express896 m

Nearby restaurants

Enter PL454 m
Chicken Land460 m
Pizza Hut Delivery461 m
Ishtar Grill462 m

Nearby pubs

Tiffty's Tavern Irish Bar487 m
Rising Sun Hotel & Restaurant518 m
The Greenwood Hotel861 m
The Office887 m

Nearby gyms

David Lloyd Club - Sudbury Hill294 m
North London Golf Academy368 m

Nearby pharmacies

Curapharm Chemist457 m
Bright Health Pharmacy850 m

Nearby health

Lanfranc Medical Centre748 m
Cygnet Hospital1.0 km
Food hygiene (5-star)48% of 44

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
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

ALLO TECHNOLOGIES LTD
BOOLY TECHNOLOGIES LTD
DATAGRID TECHNOLOGIES LTD
DMRC TECHNOLOGIES LTD
LABOUR PACKAGE LTD

+4 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,177m
Crossrail 2 route14,898m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
263 homes · Kellogg Tower, Kellogg Tower, Greenford Road, UB6 0JA
Pipeline pressure
NONE

Named schemes (500m)

MEDINA HOUSE & BOUNDARY HOUSE, MEDINA HOUSE & BOUNDARY HOUSE, WOOD END GARDENS, UB5 4QH14 homes
completed
22-26, 22-26, CAVENDISH AVENUE, HA1 3RG12 homes
completed
Sutton Scotney, 19, Sutton Scotney, 19, Wood End Road, Harrow, HA1 3PW6 homes
completed
21, 21, Wood End Road, Harrow, HA1 3PW4 homes
completed
1303, 1303, Greenford Road, UB64 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 3RF

Full postcodeHA1 3RF
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHarrow on the Hill
Latitude51.558294
Longitude-0.342257
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