West Harrow · Harrow · Harrow West constituency · 51.57598, -0.35075

HA1 4BL— West Harrow, Harrow

Location and area intelligence for HA1 4BL, West Harrow, Harrow

The family fortress

 

Schools 100%Safety 77/100Transport 35/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
57
Safety
77
Schools
60
Transport
35
Environment
54
Investment
52

The bottom line

HA1 4BL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 57 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 4BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for HA1 4BL

🛡️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 4BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Vaughan Primary School

Not yet inspected · 7 min walk

KS2: 108.6

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 4 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 11 min walk

4 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.1 incidents per 1,000 residents

Better than 60% of London
↑ Rising 2500.0%

-8% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences28%
Other16%
Vehicle crime15%
Drug offences3%
Theft3%
Burglary3%
Robbery2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.0km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,025/m²
Price per ft²£560/ft²
Avg floor area83.5 m²

EPC breakdown

C
7%
D
13%
E
10%
F
1%

Based on 31 properties · Confidence: high

Street mix

Terraced 85%Flat 15%

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£208,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+557%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-85.76

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 45 sales

Property Type Mix

Total: 45 sales

Terraced86.7%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£140k+83%2
Post-dot-com plateau2002–2004£176k£226k+28.4%2
Pre-crash peak2005–2007£205k£313k+52.7%1
GFC & correction2008–2011£345k£333k-3.6%1.3
Help-to-Buy recovery2014–2016£371k£552k+48.9%2.7
Brexit uncertainty2017–2019£500k£320k-36%2.3
Pandemic surge2020–2021£655k£250k-61.8%1
Rate-rise correction2023–2023£478k£478k+0%2
Current market2025–2025£503k£503k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
6.5%
District
6.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing22
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West Harrow Underground StationMetropolitan line
5.5 min walk
Harrow-on-the-Hill

Nearby stations

West Harrow Underground StationMetropolitan
6 min walk
Harrow-on-the-HillNational Rail
13 min walk
Harrow-on-the-Hill Underground StationMetropolitan
13 min walk
South Harrow Underground StationPiccadilly
16 min walk
North Harrow Underground StationMetropolitan
16 min walk
No bus stops within 400m

15

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf67 min ↑
City63 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)12
Nearest car park107m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
684m
🅿️
The White Horse
724m
🅿️
The Half Moon Pub Parking12 spaces
777m

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 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: 14.3 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Harrow Weald SSSI — 5.3 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

ST. PETER'S MEDICAL CENTRE

COLBECK ROAD, HA1 4BS

1 min walk

93%

Recommend GP

93%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Maya Pub (504 m)

Nearest supermarketIceland · 1.4 km
7 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.5km

Post office

Nearby shops

Happy Superstore191 m
Vilkis am2pm259 m
Life Style Express335 m
K7 Enterprises346 m

Nearby cafes

Parkview Cafe310 m
Seva Park Cafe922 m

Nearby restaurants

Good Chef343 m
McDonald's417 m
Lobsters Fish Bar485 m
DC Fast Food515 m

Nearby pubs

Maya Pub504 m
The White Horse729 m
Salt Bar786 m
The Star1.2 km

Nearby gyms

Harrowall683 m

Nearby pharmacies

Shaftesbury Pharmacy495 m

Nearby health

Saint Peter's Medical Centre103 m
Revital Dental Care499 m
Shaftesbury Medical Centre518 m
GP Direct570 m
Food hygiene (5-star)42% of 43

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

BEAUFORT EDITS LIMITED
BEAUTY ROCKS LTD
EAR EASE LIMITED
VRISHANK DATA SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

52

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

47

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,536m
Crossrail 2 route16,012m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,886 nationally

1,957

Est. population

11,933/km²

60%

Employed

48%

Degree educated

£46,200

Median income

4.3%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

25%
23%
20%
18%
13%
Under 1825%
18–3423%
35–4920%
50–6418%
65+13%

Tenure

24%
26%
22%
23%
Own outright25%
Own (mortgage)26%
Private rent22%
Social rent23%
Shared ownership4%
Rent free1%

Ethnicity

24%
13%
31%
22%
White British24%
White Other13%
Asian31%
Black22%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household31%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent23%
Private rent22%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (3 years)
1
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)
9
Largest scheme
19 homes · FORMER TEACHER'S CENTRE, FORMER TEACHER'S CENTRE, WILSON GARDENS, HA1 4DZ
Pipeline pressure
NONE

Named schemes (500m)

FORMER TEACHER'S CENTRE, FORMER TEACHER'S CENTRE, WILSON GARDENS, HA1 4DZ19 homes
completed
The Vaughan Centre, The Vaughan Centre, Wilson Gardens, Harrow, HA1 4EA13 homes
completed
Atkins House, 19, Atkins House, 19, Marshall Close, Harrow, HA1 4DH9 homes
completed
Land to rear of 132, Land to rear of 132, Butler Road, West Harrow, HA1 4DX3 homes
completed
34, 34, Merivale Road, Harrow, HA1 4BH3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.5%
Ward turnout
82%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

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Key facts for HA1 4BL

Full postcodeHA1 4BL
Postcode districtHA1
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.575976
Longitude-0.350749
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