Headstone · Harrow · Harrow West constituency · 51.58581, -0.35817

HA1 4PL— Headstone, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 40/100Yield 5.14%

Best for: Families, Investors

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
74
Schools
100
Transport
40
Environment
44
Investment
69

The bottom line

HA1 4PL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors 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 4PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for HA1 4PL

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How HA1 4PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Vaughan Primary School

Not yet inspected · 9 min walk

KS2: 108.6

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 9 min walk

P8: +0.62A8: 58.0

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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.5 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 7150.0%

+23% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime12%
Burglary6%
Theft5%
Robbery5%
Drug offences3%

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 · 820m

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area110.5 m²

EPC breakdown

C
6%
D
13%
E
6%

Based on 25 properties · Confidence: medium

Street mix

Semi 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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£276,250
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)
RoofAverage thermal transmittance 0.18 W/m²K
Heating fuelmains gas (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

+7.8%

Total change

+603%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

+15.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£167k+67%1.2
Post-dot-com plateau2001–2004£235k£320k+36.2%1
Pre-crash peak2006–2006£323k£323k+0%4
GFC & correction2008–2011£345k£378k+9.6%1.2
Help-to-Buy recovery2013–2016£415k£450k+8.4%1
Brexit uncertainty2018–2019£615k£628k+2%1.5
Pandemic surge2021–2021£618k£618k+0%1
Rate-rise correction2022–2022£703k£703k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
6.7%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
North Harrow Underground StationMetropolitan line
3.7 min walk
Headstone Lane

Nearby stations

North Harrow Underground StationMetropolitan
4 min walk
West Harrow Underground StationMetropolitan
9 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
19 min walk
Harrow-on-the-Hill Underground StationMetropolitan
20 min walk
Harrow & Wealdstone Underground StationBakerloo
22 min walk
No bus stops within 400m

40

Walkability score

27

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)152
Nearest car park158m
Santander docks (800m)0
Nearest cycle dock10.4 km

Nearby car parks

🅿️
Cambridge Road Car Park· yes
278m
🅿️
Cambridge Road Car Park150 spaces
362m

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: 15.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 52%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 4.3 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

6 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

21

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Three Wishes (286 m)

Nearest supermarketway4save Harrow · 285 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

247m

Post office

Nearby shops

Londis221 m
KTM Mini Mart223 m
Faisal Halal Meat230 m
Wenzel's243 m

Nearby cafes

Vivid cafe246 m
Ganesh Snack & Juice333 m
Sunrise Cafe469 m
The Moat Cafe and Visitor Centre947 m

Nearby restaurants

Mr Chilly Express174 m
Kulcha Express204 m
The Maharaja Punjabi Restaurant & Sweets224 m
Hook & Line227 m

Nearby pubs

The Three Wishes286 m
McCafferty's Bar312 m

Nearby gyms

The Gym218 m

Nearby health

StarSmiles310 m
Imperial Dental Care333 m
The Ridgeway Surgery691 m
GP Direct1.2 km
Food hygiene (5-star)44% of 52

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AARIN GROUP LIMITED
BOSSVILLE LIMITED
CABLE ADNET COMMUNICATIONS LIMITED
PEBBLES PARTIES LTD
PRIME CONSTRUCT BUILDING SERVICES LIMITED

+4 more

Investment

Investment grade, yield and market outlook

69

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,505m
Crossrail 2 route16,882m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,683 nationally

2,058

Est. population

10,214/km²

62%

Employed

49%

Degree educated

£48,900

Median income

4.4%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

24%
22%
22%
18%
14%
Under 1824%
18–3422%
35–4922%
50–6418%
65+14%

Tenure

30%
25%
31%
Own outright30%
Own (mortgage)25%
Private rent31%
Social rent11%
Shared ownership3%

Ethnicity

15%
15%
49%
White British15%
White Other15%
Asian49%
Black7%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household26%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent31%
Social rent11%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
3
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)
2
Largest scheme
112 homes · 354-366, 354-366, Pinner Road, Harrow, HA2 6DZ
Pipeline pressure
NONE

Named schemes (500m)

354-366, 354-366, Pinner Road, Harrow, HA2 6DZ112 homes
completed
Meeting Hall, 1 & 2, Meeting Hall, 1 & 2, Collapit Close, Harrow, HA1 4HR12 homes
completed
Garages at, Garages at, Collapit Close, North Harrow, HA1 4YD6 homes
completed
80, 80, Canterbury Road, HA1 4PE4 homes
completed
Land at rear of, 33, Land at rear of, 33, Southfield Park, HA2 6HF4 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 4PL

Full postcodeHA1 4PL
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.585809
Longitude-0.358174
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