Headstone · Harrow · Harrow West constituency · 51.58863, -0.34401

HA1 4TF— Headstone, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 29/100Yield 5.14%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
55
Safety
77
Schools
90
Transport
29
Environment
46
Investment
64

The bottom line

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

The catches: 54 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA1 4TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for HA1 4TF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA1 4TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Marlborough Primary School

Good · Inspected Oct 2023 · 3 min walk

KS2: 106.5

—

Secondary

Salvatorian Roman Catholic College

Not yet inspected · 16 min walk

P8: +0.48A8: 54.2

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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
↑ Rising 250.0%

-5% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Anti-social behaviour20%
Vehicle crime13%
Drug offences4%
Theft4%
Robbery1%
Burglary1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.6km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area142.8 m²

EPC breakdown

C
2%
D
6%
E
5%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 33%Terraced 6%Detached 22%Flat 39%

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£357,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.3%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.2%

per year

Acceleration

-44.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 18 sales

Property Type Mix

Total: 18 sales

Detached22.2%
Semi-detached33.3%
Terraced5.6%
Flat/maisonette38.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£272k+424%1.4
Post-dot-com plateau2001–2002£240k£125k-47.9%1
Pre-crash peak2005–2006£373k£200k-46.3%1.5
GFC & correction2009–2009£375k£375k+0%1
Help-to-Buy recovery2015–2015£590k£590k+0%2
Brexit uncertainty2018–2018£625k£625k+0%1
Pandemic surge2021–2021£386k£386k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harrow & Wealdstone Underground StationBakerloo line
8.7 min walk
Harrow & Wealdstone→ Euston· 8 tph
13 min

Nearby stations

Harrow & Wealdstone Underground StationBakerloo
9 min walk
Harrow & WealdstoneNational Rail
10 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
10 min walk
Harrow-on-the-Hill Underground StationMetropolitan
14 min walk
West Harrow Underground StationMetropolitan
15 min walk
No bus stops within 400m

18

Walkability score

14

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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)54
Nearest car park531m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
Harrow & Wealdstone Station Car Park· yes
732m
🅿️
Harrow & Wealdstone Station Car Park· yes
743m
🅿️
Tesco Car Park· no
776m

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: 14.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 3.9 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): 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

HARROW COLLABORATIVE NETWORK PCN

SAVITA MEDICAL CENTRE, 48 HARROW VIEW, HA1 1RQ

3 min walk

8

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Barretts (823 m)

No restaurants within 800m — nearest: Zara Restaurant (788 m)

Nearest supermarket814 m
1 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)

2

Cinemas (2km)

831m

Post office

Nearby shops

Mannu Food & Wine444 m
Corner Express447 m
Spark518 m
Londis524 m

Nearby cafes

Seva Park Cafe572 m
Kings619 m
Nana's Kitchen775 m
Mooboo857 m

Nearby restaurants

Zara Restaurant788 m
MASA793 m
Sobe796 m
Sam's Chicken800 m

Nearby pubs

Barretts823 m
Royal Oak890 m
Ward's Free House1.1 km

Nearby gyms

Anytime Fitness825 m
Harrowall888 m
The Gym915 m

Nearby pharmacies

J & B Webber Pharmacy587 m
Boots1.0 km

Nearby health

Civic Medical Centre463 m
Headstone Road Surgery585 m
Dental Lab729 m
Food hygiene (5-star)47% of 34

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LGV BUILDER'S LIMITED
MEDVIA LIMITED
RANJNA ESTATE LIMITED

Investment

Investment grade, yield and market outlook

64

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

33.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,815m
Crossrail 2 route16,106m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,731 nationally

1,924

Est. population

7,604/km²

64%

Employed

54%

Degree educated

£48,900

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

25%
21%
23%
18%
13%
Under 1825%
18–3421%
35–4923%
50–6418%
65+13%

Tenure

28%
33%
33%
Own outright28%
Own (mortgage)33%
Private rent33%
Social rent4%
Shared ownership2%
Rent free0%

Ethnicity

29%
17%
33%
White British29%
White Other17%
Asian33%
Black7%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine13%
No car household23%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent33%
Social rent4%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
460 homes · Plot D7, Harrow View East (former Kodak site), Plot D7, Harrow View East (former Kodak site), Headstone Drive, Harrow, HA1 4TY
Pipeline pressure
NONE

Named schemes (500m)

50-54, 50-54, RADNOR ROAD & (43-47), HARROW VIEW (REAR OF), HA117 homes
completed
1A, 1A, Cunningham Park, Buckingham Road, Harrow, HA1 4QW9 homes
completed
Land Rear of 209, Land Rear of 209, Harrow View, Harrow, HA1 4SS7 homes
completed
105, 105, Hindes Road, Harrow, HA1 1RT6 homes
completed
Hillside , 32, Hillside , 32, Harrow View, HA1 1RQ6 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 4TF

Full postcodeHA1 4TF
Postcode districtHA1
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.588632
Longitude-0.344012
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