Headstone · Harrow · Harrow West constituency · 51.58190, -0.35176

HA1 4EX— Headstone, Harrow

Location and area intelligence for HA1 4EX, Headstone, Harrow

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 40/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
67
Schools
60
Transport
40
Environment
55
Investment
58

The bottom line

HA1 4EX 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 4EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for HA1 4EX

🛡️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

“High-connectivity investment target”

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How HA1 4EX 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 · 4 min walk

KS2: 108.6

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 12 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 374.1%

+94% vs borough

Crime by type

Other34%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime9%
Burglary6%
Theft5%
Robbery5%
Drug offences5%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.4km

Crime is +71% above 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£6,069/m²
Price per ft²£564/ft²
Avg floor area79 m²

EPC breakdown

C
15%
D
30%
E
11%

Based on 56 properties · Confidence: high

Street mix

Semi 4%Terraced 68%Flat 29%

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£197,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+604%

Market Activity

Price Velocity & Acceleration

Current Velocity

+127.9%

per year

Acceleration

+180.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 82 sales

Property Type Mix

Total: 82 sales

Semi-detached3.7%
Terraced68.3%
Flat/maisonette28%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£119k+73.2%4.2
Post-dot-com plateau2001–2004£134k£190k+42.1%4.2
Pre-crash peak2005–2007£235k£250k+6.3%3.7
GFC & correction2008–2012£180k£250k+38.9%1.2
Help-to-Buy recovery2013–2015£271k£415k+53.1%1.3
Brexit uncertainty2017–2019£330k£446k+35%3.5
Pandemic surge2020–2021£483k£493k+2.1%2
Rate-rise correction2022–2023£500k£450k-10%3
Current market2024–2025£213k£486k+127.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Weakest performer

Terraced

+0.1% alpha

Flat/maisonette+1.3% α
Local
13.2%
District
11.9%
Terraced+0.1% α
Local
6.9%
District
6.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing20
Trend Position40

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
3.1 min walk
Harrow-on-the-Hill

Nearby stations

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

21

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria56 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)54
Nearest car park157m
Santander docks (800m)0
Nearest cycle dock9.9 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
688m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.6 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 37%
More green space than 93% of London

Nearest SSSI: Harrow Weald SSSI — 4.6 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

THE PINNER ROAD SURGERY

196 PINNER ROAD, HA1 4JS

2 min walk

70%

Recommend GP

70%

Overall GP experience

13

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

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

34

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Maya Pub (1.1 km)

Nearest supermarketway4save Harrow · 795 m
7 tennis courts1 sports halls

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)

857m

Post office

Nearby shops

Life Style Express361 m
K7 Enterprises363 m
Vilkis am2pm451 m
Happy Superstore547 m

Nearby cafes

Seva Park Cafe479 m
Parkview Cafe525 m
Vivid cafe795 m

Nearby restaurants

Tunnel Lounge by Flare190 m
Good Chef362 m
Hook & Line761 m
Mr Chilly Express761 m

Nearby pubs

Maya Pub1.1 km

Nearby gyms

Harrowall530 m
The Gym821 m

Nearby pharmacies

J & B Webber Pharmacy769 m
Shaftesbury Pharmacy1.1 km

Nearby health

Saint Peter's Medical Centre565 m
Headstone Road Surgery769 m
StarSmiles773 m
GP Direct886 m
Food hygiene (5-star)43% of 35

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
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

ASCEND CONSULTING PARTNERS LTD
COMPLETE CONSTRUCTIONS AND ELECTRICS LTD
HANDYSERV LTD.
MARSHOM SOLUTIONS LIMITED
MINE VITAL UK LTD

+4 more

Investment

Investment grade, yield and market outlook

58

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

High

Demand

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

45.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,906m
Crossrail 2 route16,307m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,123 nationally

2,475

Est. population

14,255/km²

66%

Employed

49%

Degree educated

£48,900

Median income

7.4%

Claimant rate

Inner cityHigh densityRenters

31

Community stability

Age profile

25%
25%
26%
15%
Under 1825%
18–3426%
35–4926%
50–6415%
65+9%

Tenure

18%
21%
50%
Own outright18%
Own (mortgage)21%
Private rent50%
Social rent8%
Shared ownership2%
Rent free0%

Ethnicity

17%
23%
40%
White British17%
White Other23%
Asian41%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household41%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent50%
Social rent8%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
2
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
27 homes · St. George's Field, St. George's Field, Pinner View, Harrow, HA1 4RJ
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
90-100, 90-100, Pinner Road, Harrow, HA2 0HE12 homes
completed
1 - 3, 1 - 3, Bouverie Road, Harrow, HA1 4HB9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
12.1%
Ward turnout
127%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Raymond Stuart GrantConservative
Arunasalam RajConservative
Meera Sonecha VadherConservative

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Key facts for HA1 4EX

Full postcodeHA1 4EX
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.581898
Longitude-0.351762
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