West Harrow · Harrow · Harrow West constituency · 51.57854, -0.35008

HA1 4DB— West Harrow, Harrow

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

The family fortress

 

Schools 100%Safety 77/100Transport 38/100Yield 5.14%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
77
Schools
60
Transport
38
Environment
59
Investment
66

The bottom line

HA1 4DB 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 4DB

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 4DB

🛡️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 4DB 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 · 5 min walk

KS2: 108.6

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 8 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 15 min walk

4 primaries · 1 secondaries · 0 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.8km

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area90 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

Street mix

Semi 20%Terraced 80%

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£225,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.9%

Total change

+676%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

-50.57

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£145k+119.6%1
Post-dot-com plateau2003–2004£233k£248k+6.4%1.5
Pre-crash peak2006–2006£198k£198k+0%1
GFC & correction2010–2012£319k£300k-6%1
Brexit uncertainty2019–2019£475k£475k+0%1
Rate-rise correction2023–2023£512k£512k+0%1

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 3

Moderate

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

Nearby stations

West Harrow Underground StationMetropolitan
3 min walk
Harrow-on-the-Hill Underground StationMetropolitan
11 min walk
Harrow-on-the-HillNational Rail
11 min walk
North Harrow Underground StationMetropolitan
14 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
19 min walk
No bus stops within 400m

22

Walkability score

35

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)54
Nearest car park200m
Santander docks (800m)0
Nearest cycle dock9.7 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
527m

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: 14.4 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Harrow Weald SSSI — 5.0 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

3 min walk

93%

Recommend GP

93%

Overall GP experience

11

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 1.5 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

46

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Ward's Free House (728 m)

Nearest supermarketLidl · 932 m
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)

930m

Post office

Nearby shops

Life Style Express50 m
K7 Enterprises66 m
Vilkis am2pm68 m
Happy Superstore158 m

Nearby cafes

Parkview Cafe327 m
Seva Park Cafe646 m

Nearby restaurants

Good Chef62 m
Tunnel Lounge by Flare551 m
McDonald's696 m
Lobsters Fish Bar759 m

Nearby pubs

Ward's Free House728 m
Maya Pub779 m
The White Horse969 m
Salt Bar1.0 km

Nearby gyms

Harrowall460 m
The Gym698 m

Nearby pharmacies

Shaftesbury Pharmacy769 m
J & B Webber Pharmacy849 m

Nearby health

Saint Peter's Medical Centre186 m
GP Direct710 m
Revital Dental Care774 m
Dental Lab782 m
Food hygiene (5-star)43% of 37

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

E

High street health

Investment

Investment grade, yield and market outlook

66

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 score16/100
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

37.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,626m
Crossrail 2 route16,065m

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)
1
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)
8
Largest scheme
34 homes · 29-33, 29-33, Pinner Road, Harrow, HA1 4ES
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
90-100, 90-100, Pinner Road, Harrow, HA2 0HE12 homes
completed
Atkins House, 19, Atkins House, 19, Marshall Close, Harrow, HA1 4DH9 homes
completed
1 - 3, 1 - 3, Bouverie Road, Harrow, HA1 4HB9 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 4DB

Full postcodeHA1 4DB
Postcode districtHA1
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.578538
Longitude-0.350079
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