West Harrow · Harrow · Harrow West constituency · 51.57847, -0.35329

HA1 4EA— West Harrow, Harrow

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

The family fortress

 

Schools 100%Safety 77/100Transport 35/100Yield 5.14%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
77
Schools
60
Transport
35
Environment
54
Investment
64

The bottom line

HA1 4EA 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: 57 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 4EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for HA1 4EA

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

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“The family fortress”

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How HA1 4EA 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 · 3 min walk

KS2: 108.6

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.4 incidents per 1,000 residents

Better than 61% of London
↑ Rising 4750.0%

from a low base — still below London average

-10% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour22%
Vehicle crime10%
Burglary6%
Drug offences5%
Theft2%
Robbery1%

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 · 1.7km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area87.6 m²

EPC breakdown

C
8%
D
16%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Semi 27%Terraced 27%Detached 9%Flat 36%

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£219,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (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

1996–2022 · CAGR

+4.5%

Total change

+215%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.8%

per year

Acceleration

-40.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Semi-detached27.3%
Terraced27.3%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£129k£135k+5.1%1
Pre-crash peak2005–2007£600k£353k-41.2%1.5
Help-to-Buy recovery2015–2015£360k£360k+0%2
Brexit uncertainty2017–2018£550k£535k-2.7%1
Pandemic surge2021–2021£585k£585k+0%1
Rate-rise correction2022–2022£405k£405k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

15

Walkability score

26

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock9.9 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
747m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed459 Mbps
Median download433 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: 14.5 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 58%
More green space than 92% 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): None recorded

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

4 min walk

93%

Recommend GP

93%

Overall GP experience

12

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 1.6 km
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

40

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Maya Pub (712 m)

Nearest supermarketway4save Harrow · 950 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)

1.1km

Post office

Nearby shops

Life Style Express254 m
K7 Enterprises273 m
Vilkis am2pm275 m
Happy Superstore326 m

Nearby cafes

Parkview Cafe137 m
Seva Park Cafe788 m
Vivid cafe974 m

Nearby restaurants

Good Chef268 m
Tunnel Lounge by Flare488 m
McDonald's642 m
Lobsters Fish Bar691 m

Nearby pubs

Maya Pub712 m

Nearby gyms

Harrowall663 m

Nearby pharmacies

Shaftesbury Pharmacy702 m

Nearby health

Saint Peter's Medical Centre263 m
GP Direct525 m
Revital Dental Care707 m
Shaftesbury Medical Centre744 m
Food hygiene (5-star)35% of 37

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CASA DAMO LTD
EXCELL SERVICES LIMITED
ONE OCEAN LABS LIMITED

Investment

Investment grade, yield and market outlook

64

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

40.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,819m
Crossrail 2 route16,271m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,306 nationally

1,886

Est. population

10,237/km²

62%

Employed

48%

Degree educated

£46,200

Median income

3.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

47

Community stability

Age profile

25%
21%
23%
18%
13%
Under 1825%
18–3421%
35–4923%
50–6418%
65+13%

Tenure

34%
29%
30%
Own outright34%
Own (mortgage)29%
Private rent30%
Social rent6%
Shared ownership1%

Ethnicity

26%
18%
34%
White British26%
White Other18%
Asian34%
Black9%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household24%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent30%
Social rent6%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
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)
4
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
186 - 194, 186 - 194, Pinner Road, Harrow, HA1 4JP14 homes
completed
The Vaughan Centre, The Vaughan Centre, Wilson Gardens, Harrow, HA1 4EA13 homes
completed
7, 7, The Gardens, Harrow, HA1 4HE4 homes
completed
7, 7, Heath Road, Harrow, HA1 4DA3 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 4EA

Full postcodeHA1 4EA
Postcode districtHA1
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.578466
Longitude-0.353286
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