Headstone · Harrow · Harrow West constituency · 51.58049, -0.34279

HA1 4FS— Headstone, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 37/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
67
Schools
60
Transport
37
Environment
49
Investment
61

The bottom line

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

The catches: very high noise — check proximity to rail lines and 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA1 4FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for HA1 4FS

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

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“High-connectivity investment target”

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How HA1 4FS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Norbury School

Not yet inspected · 5 min walk

KS2: 107.6

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 14 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 · 18 min walk

4 primaries · 0 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)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.0km

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,041/m²
Price per ft²£375/ft²
Avg floor area53.2 m²

EPC breakdown

B
75%
C
23%

Based on 98 properties · Confidence: high

Street mix

Flat 100%

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£133,000
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,024
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2026 · CAGR

+1.8%

Total change

+28%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.3%

per year

Acceleration

+34.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 65 sales

Property Type Mix

Total: 65 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£188k£188k+0%37
Help-to-Buy recovery2013–2016£196k£408k+107.9%4.8
Brexit uncertainty2017–2018£385k£320k-16.9%2
Pandemic surge2021–2021£206k£206k+0%1
Current market2025–2026£190k£240k+26.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.2% alpha

Flat/maisonette-4.2% α
Local
0.1%
District
4.3%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Harrow-on-the-Hill Underground StationMetropolitan
5 min walk
Harrow-on-the-HillNational Rail
5 min walk
West Harrow Underground StationMetropolitan
9 min walk
Harrow & Wealdstone Underground StationBakerloo
18 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
18 min walk
No bus stops within 400m

44

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria56 min ↑
Waterloo57 min ↑
Canary Wharf64 min ↑
City60 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 park94m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Vaughan Road Car Park· yes
114m
🅿️
Saint Anns Centre· yes
420m
🅿️
Greenhill Way Parking· yes
747m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.0 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Bentley Priory 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): 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

HEADSTONE ROAD SURGERY

107 HEADSTONE ROAD, HA1 1PG

5 min walk

74%

Recommend GP

74%

Overall GP experience

11

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

26

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketLidl · 407 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

395m

Post office

Nearby shops

M&S Petrol Forecourt185 m
Jessey's241 m
Heriots269 m
Greenhill Food & Wine338 m

Nearby cafes

Mooboo274 m
Starbucks297 m
Seva Park Cafe386 m
Costa412 m

Nearby restaurants

McDonald's256 m
Haute Dolci270 m
PizzaExpress271 m
Tortilla272 m

Nearby pubs

Ward's Free House260 m
Royal Oak367 m
The Moon on the Hill614 m
Trinity646 m

Nearby gyms

Harrowall112 m
The Gym152 m
Buzz Gym421 m
Lyon Square Gymnasium718 m

Nearby pharmacies

J & B Webber Pharmacy375 m
Boots445 m
Keencare Pharmacy & Travel Clinic514 m
Superdrug682 m

Nearby health

Dental Lab260 m
Headstone Road Surgery377 m
Complete Smiles490 m
Smile 360637 m
Food hygiene (5-star)60% of 121

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

SAID HOLDINGS LTD

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 score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months2

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

17/100

Velocity score

Future outlook

65.5

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,286m
Crossrail 2 route15,672m

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
Harrow and Wealdstone
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.7bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
348
Largest scheme
318 homes · 51, 51, College Road, Harrow, HA1 1AA
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
33, Lowlands Road, Harrow, HA1 3AN104 homes
completed
Kymberley Road, HA1 1HE95 homes
completed
Quality Hotel, 12 - 22, Quality Hotel, 12 - 22, Pinner Road, Harrow, HA1 4HZ64 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 4FS

Full postcodeHA1 4FS
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.580495
Longitude-0.342792
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