The bottom line
HA1 4AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 53 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how HA1 4AE scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA1 4AE
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Postcode Personality
“The family fortress”
How HA1 4AE has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Vaughan Primary School
Not yet inspected · 9 min walk
KS2: 108.6
Secondary
Whitmore High School
Not yet inspected · Inspected Mar 2025 · 4 min walk
100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km
Childcare
Childcare
Hillview Nursery School
Not inspected · 10 min walk
4 primaries · 1 secondaries · 1 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
57.6 incidents per 1,000 residents
+0% vs borough
Crime by type
Stop & search
1.5
per 1,000 residents
→ Stable
trend
Road safety
86
Road safety score
6
Accidents (5yr)
2
KSI (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Northolt Fire Station (G31) · 2.4km
Crime is 11% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 3 properties · Confidence: low
Street mix
LHA rates — North West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2021 · CAGR
+5.1%
Total change
+246%
Market Activity
Price Velocity & Acceleration
Current Velocity
-17.9%
per year
Acceleration
-29.86
change in velocity
Market State
Downturn
Price Distribution
P25: £200k–£250k · P75: £500k–£600k · 10 sales
Property Type Mix
Total: 10 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–1998 | £185k | £248k | +34.3% | 1 |
| Post-dot-com plateau | 2001–2001 | £268k | £268k | +0% | 1 |
| Pre-crash peak | 2006–2007 | £479k | £670k | +39.9% | 1.5 |
| Help-to-Buy recovery | 2013–2015 | £535k | £697k | +30.3% | 1 |
| Brexit uncertainty | 2017–2017 | £780k | £780k | +0% | 1 |
| Pandemic surge | 2021–2021 | £640k | £640k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
12
Walkability score
24
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
18
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Harrow Weald SSSI — 5.4 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ST. PETER'S MEDICAL CENTRE
COLBECK ROAD, HA1 4BS
3 min walk
93%
Recommend GP
93%
Overall GP experience
9
GPs within 1km
3
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
43
Parks (1km)
6
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
1
Gyms (1km)
8
Sports (1km)
2
Convenience
No pubs within 400m — nearest: Maya Pub (461 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
1.4km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
66
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
34.1
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 18,144 nationally
2,031
Est. population
7,074/km²
64%
Employed
47%
Degree educated
£45,500
Median income
4.0%
Claimant rate
41
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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