West Harrow · Harrow · Harrow West constituency · 51.57855, -0.34462

HA1 4EJ— West Harrow, Harrow

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

The family fortress

 

Schools 100%Safety 81/100Transport 41/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
81
Schools
100
Transport
41
Environment
56
Investment
61

The bottom line

HA1 4EJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 4EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA1 4EJ

🛡️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 4EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Anselm's Catholic Primary School

Outstanding · Inspected Feb 2024 · 5 min walk

KS2: 110.1

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 12 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

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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.1km

Crime is 55% 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£7,195/m²
Price per ft²£668/ft²
Avg floor area77.4 m²

EPC breakdown

C
24%
D
16%
E
4%
F
1%

Based on 45 properties · Confidence: high

Street mix

Semi 6%Terraced 9%Detached 17%Flat 68%

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£193,500
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

1998–2025 · CAGR

+9.3%

Total change

+1005%

Market Activity

Price Velocity & Acceleration

Current Velocity

+119.9%

per year

Acceleration

+165.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 53 sales

Property Type Mix

Total: 53 sales

Detached17%
Semi-detached5.7%
Terraced9.4%
Flat/maisonette67.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£76k£400k+426.3%1.3
Post-dot-com plateau2001–2004£241k£194k-19.5%1.8
Pre-crash peak2006–2007£239k£527k+120.4%2.5
GFC & correction2008–2012£232k£420k+81.2%1.8
Help-to-Buy recovery2013–2016£353k£287k-18.8%1
Brexit uncertainty2017–2019£325k£225k-30.8%5.7
Pandemic surge2020–2021£863k£350k-59.4%1
Rate-rise correction2023–2023£708k£708k+0%2
Current market2024–2025£382k£840k+119.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.4%
District
6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing26
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Harrow-on-the-HillN18 line
6.2 min walk
Harrow-on-the-Hill

Nearby stations

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

31

Walkability score

43

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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)54
Nearest car park172m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
172m
🅿️
Saint Anns Centre· yes
596m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed466 Mbps
Median download436 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 waterLOW
Low
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: 14.0 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% 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

VIA HARROW

97 PINNER ROAD, HA1 4ET

4 min walk

10

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Ward's Free House (354 m)

Nearest supermarketLidl · 567 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

573m

Post office

Nearby shops

M&S Petrol Forecourt214 m
Vilkis am2pm331 m
Happy Superstore333 m
K7 Enterprises337 m

Nearby cafes

Mooboo501 m
Starbucks515 m
Arc House Cafe520 m
Caffè Nero Express543 m

Nearby restaurants

Good Chef341 m
McDonald's480 m
Haute Dolci492 m
Tikka Nation494 m

Nearby pubs

Ward's Free House354 m
Royal Oak583 m
The Moon on the Hill733 m
Trinity757 m

Nearby gyms

Harrowall235 m
The Gym365 m
Buzz Gym581 m

Nearby pharmacies

Boots621 m
J & B Webber Pharmacy623 m
Keencare Pharmacy & Travel Clinic665 m
Doorstep Pharmacy - Travel Health Clinic1.1 km

Nearby health

Saint Peter's Medical Centre446 m
Dental Lab510 m
Headstone Road Surgery625 m
Complete Smiles643 m
Food hygiene (5-star)58% of 64

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

1 BUTLER AVENUE MANAGEMENT LTD
33 BUTLER AVENUE (FREEHOLD) LIMITED
7 HEATH ROAD MANAGEMENT LIMITED
BUTLER AVENUE RTM COMPANY LIMITED
CLIFFTOP CONSULTING LIMITED

+10 more

Investment

Investment grade, yield and market outlook

61

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
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

49.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,293m
Crossrail 2 route15,712m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
341
Largest scheme
177 homes · Bradstowe House, Bradstowe House, Headstone Road, Harrow, HA1 1PS
Pipeline pressure
NONE

Named schemes (500m)

Bradstowe House, Bradstowe House, Headstone Road, Harrow, HA1 1PS177 homes
completed
146-164, 146-164, COLLEGE ROAD, HEADSTONE ROAD (2-20), HA1 1BH123 homes
completed
Quality Hotel, 12 - 22, Quality Hotel, 12 - 22, Pinner Road, Harrow, HA1 4HZ64 homes
completed
Middlesex New Synagogue, Bessborough Road, HA1 3BS40 homes
completed
29-33, 29-33, Pinner Road, Harrow, HA1 4ES34 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 4EJ

Full postcodeHA1 4EJ
Postcode districtHA1
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.578551
Longitude-0.344623
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