West Harrow · Harrow · Harrow West constituency · 51.57954, -0.34766

HA1 4ED— West Harrow, Harrow

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

The family fortress

 

Schools 100%Safety 81/100Transport 43/100Yield 9.42%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
81
Schools
60
Transport
43
Environment
54
Investment
65

The bottom line

HA1 4ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £191,000 median — strong value for Families who can accept its trade-offs.

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 4ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-63.3% vs London avg
vs London income+10.0% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for HA1 4ED

🛡️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 4ED 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 · 6 min walk

KS2: 108.6

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.3 incidents per 1,000 residents

Better than 79% of London
↑ Rising 463.6%

from a low base — still below London average

-49% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime16%
Burglary10%
Robbery3%
Drug offences2%
Theft2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.8km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£191,000

Median sale price

Bottom 25% — 63% below London median

£191,000 is 63% below the London median (£520,000)

+4.9%

This year

Flat

Dominant type

Price history

5-year change
0.0%
Sales (24 months)5
New build0.0%
Avg semi-detached£640,000
Avg flat£180,500
Price per m²£3,946/m²
Price per ft²£367/ft²
Avg floor area51.8 m²

EPC breakdown

C
16%
D
26%
E
24%
F
2%
G
1%

Based on 69 properties · Confidence: high

Street mix

Semi 3%Terraced 21%Detached 2%Flat 74%Other 1%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£5,730

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

4.1×

Price-to-income

£955/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£129,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+593%

Market Activity

Price Velocity & Acceleration

Current Velocity

+144.4%

per year

Acceleration

+216.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 95 sales

Property Type Mix

Total: 95 sales

Detached2.1%
Semi-detached3.2%
Terraced23.2%
Flat/maisonette71.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£87k+44.6%2.3
Post-dot-com plateau2001–2004£210k£194k-7.6%6.5
Pre-crash peak2005–2007£250k£199k-20.5%3.3
GFC & correction2008–2011£139k£232k+67.5%4.7
Help-to-Buy recovery2014–2016£168k£215k+28.3%3.3
Brexit uncertainty2017–2019£181k£253k+39.9%3.7
Pandemic surge2020–2021£309k£191k-38.1%1.5
Rate-rise correction2022–2023£333k£610k+83.5%1
Current market2024–2025£170k£416k+144.4%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.8% alpha

Weakest performer

Flat/maisonette

-2.6% alpha

Terraced-1.8% α
Local
6.1%
District
7.9%
Flat/maisonette-2.6% α
Local
3.9%
District
6.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

West Harrow Underground StationMetropolitan
5 min walk
Harrow-on-the-Hill Underground StationMetropolitan
9 min walk
Harrow-on-the-HillNational Rail
9 min walk
North Harrow Underground StationMetropolitan
15 min walk
Harrow & Wealdstone Underground StationBakerloo
21 min walk
No bus stops within 400m

25

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria55 min ↑
Waterloo56 min ↑
Canary Wharf63 min ↑
City59 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)

1

EV chargers (800m)

Total spaces (800m)54
Nearest car park227m
Santander docks (800m)0
Nearest cycle dock9.5 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
349m
🅿️
Saint Anns Centre· yes
768m

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: 43%
More green space than 92% of London

Nearest SSSI: Harrow Weald SSSI — 4.9 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

VIA HARROW

97 PINNER ROAD, HA1 4ET

2 min walk

12

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Ward's Free House (557 m)

Nearest supermarketLidl · 749 m
6 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)

2

Cinemas (2km)

743m

Post office

Nearby shops

K7 Enterprises138 m
Life Style Express157 m
Vilkis am2pm195 m
Happy Superstore266 m

Nearby cafes

Seva Park Cafe474 m
Parkview Cafe525 m
Mooboo627 m
Starbucks650 m

Nearby restaurants

Good Chef143 m
Tunnel Lounge by Flare575 m
McDonald's609 m
Haute Dolci624 m

Nearby pubs

Ward's Free House557 m
Royal Oak721 m
Maya Pub954 m
The Castle986 m

Nearby gyms

Harrowall259 m
The Gym504 m
Buzz Gym763 m

Nearby pharmacies

J & B Webber Pharmacy651 m
Shaftesbury Pharmacy945 m

Nearby health

Saint Peter's Medical Centre354 m
Dental Lab581 m
Headstone Road Surgery652 m
Revital Dental Care949 m
Food hygiene (5-star)50% of 40

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

104/106 VAUGHAN ROAD LIMITED
72 VAUGHAN ROAD MANAGEMENT COMPANY LIMITED
AMALYTICS SOFTWARE LTD
FRONT ROOM COFFEE LIMITED
FUTURE CONNECT LTD

+9 more

Investment

Investment grade, yield and market outlook

65

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
9.4% (high)London avg: 3.8%Strong yield — top 2% of London
Gentrification score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Professional renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,531m
Crossrail 2 route15,947m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,692 nationally

2,114

Est. population

23,892/km²

68%

Employed

42%

Degree educated

£46,200

Median income

3.8%

Claimant rate

Inner cityVery high densityEstablished mixed

35

Community stability

Age profile

19%
32%
26%
17%
Under 1819%
18–3432%
35–4926%
50–6417%
65+7%

Tenure

20%
24%
46%
Own outright20%
Own (mortgage)24%
Private rent46%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

32%
23%
23%
White British32%
White Other23%
Asian23%
Black6%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine14%
No car household45%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent46%
Social rent9%

vs. London

Income vs London+10.0%
Price vs London-63.3%

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
177 homes · Bradstowe House, Bradstowe House, Headstone Road, Harrow, HA1 1PS
Pipeline pressure
NONE

Named schemes (500m)

29-33, 29-33, Pinner Road, Harrow, HA1 4ES34 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
Garages Adjacent 16, Charles Crescent, Harrow, HA1 4AP5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£191,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for HA1 4ED

Full postcodeHA1 4ED
Postcode districtHA1
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.579538
Longitude-0.347662
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