West Harrow · Harrow · Harrow West constituency · 51.57243, -0.34993

HA2 0AB— West Harrow, Harrow

Location and area intelligence for HA2 0AB, West Harrow, Harrow

The family fortress

 

Schools 100%Safety 76/100Transport 25/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
76
Schools
60
Transport
25
Environment
54
Investment
44

The bottom line

HA2 0AB 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 catch: 57 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 0AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for HA2 0AB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA2 0AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Roxeth Primary School

Not yet inspected · Inspected Sept 2024 · 7 min walk

KS2: 107.7

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 3 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 7 min walk

4 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.6 incidents per 1,000 residents

Better than 56% of London
↑ Rising 317.9%

+0% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour24%
Vehicle crime8%
Robbery7%
Theft5%
Drug offences2%
Burglary1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.1km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA2 district median

£450,000

Based on 73 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,178/m²
Price per ft²£481/ft²
Avg floor area121.4 m²

EPC breakdown

C
2%
D
10%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 90%Terraced 5%Detached 5%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£303,500
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

1995–2026 · CAGR

+6.1%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.4%

per year

Acceleration

+54.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 40 sales

Property Type Mix

Total: 40 sales

Detached5%
Semi-detached90%
Terraced5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£118k£194k+65.3%1.7
Post-dot-com plateau2001–2004£230k£269k+17%2
Pre-crash peak2005–2007£342k£393k+14.8%1.7
GFC & correction2009–2012£378k£478k+26.5%1.3
Help-to-Buy recovery2013–2016£465k£535k+15.1%1
Brexit uncertainty2017–2019£588k£604k+2.8%2
Pandemic surge2021–2021£675k£675k+0%1
Current market2024–2026£835k£731k-12.4%1.7

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Semi-detached+0.9% α
Local
8%
District
7.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
South Harrow Underground StationPiccadilly line
10.3 min walk
Harrow-on-the-Hill

Nearby stations

West Harrow Underground StationMetropolitan
11 min walk
South Harrow Underground StationPiccadilly
11 min walk
Harrow-on-the-Hill Underground StationMetropolitan
14 min walk
Harrow-on-the-HillNational Rail
14 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
19 min walk
No bus stops within 400m

18

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf67 min ↑
City63 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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)12
Nearest car park258m
Santander docks (800m)0
Nearest cycle dock9.5 km

Nearby car parks

🅿️
The White Horse
381m
🅿️
The Half Moon Pub Parking12 spaces
410m

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 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 AONB40% green spaceTree canopy: 43%
More green space than 92% of London

Nearest SSSI: Harrow Weald SSSI — 5.7 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE SHAFTESBURY MEDICAL CENTRE

39 SHAFTESBURY PARADE, SHAFTESBURY AVENUE, SOUTH HARROW, HA2 0AH

4 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 1.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Maya Pub (321 m)

Nearest supermarketIceland · 1.0 km
7 tennis courts

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)

1.1km

Post office

Nearby shops

Tesco Express266 m
A&K Convenience Store421 m
Quality Stores425 m
Happy Superstore545 m

Nearby cafes

Parkview Cafe647 m
222 Café862 m
Costa Coffee972 m

Nearby restaurants

McDonald's262 m
DC Fast Food283 m
Lobsters Fish Bar318 m
Dilse431 m

Nearby pubs

Maya Pub321 m
The White Horse391 m
Salt Bar410 m
The Castle692 m

Nearby gyms

MBA Fitness968 m
Harrowall993 m

Nearby pharmacies

Shaftesbury Pharmacy321 m
Doorstep Pharmacy - Travel Health Clinic759 m
Stratwicks913 m
S&A Pharmacy958 m

Nearby health

Shaftesbury Medical Centre295 m
Revital Dental Care321 m
Saint Peter's Medical Centre497 m
Dental & Implant Practice713 m
Food hygiene (5-star)53% of 34

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DESAI PROPERTY ENTERPRISES LTD
HAMPER HOUSE LTD
VR PHARMA LTD

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,308m
Crossrail 2 route15,831m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,144 nationally

2,031

Est. population

7,074/km²

64%

Employed

47%

Degree educated

£45,500

Median income

4.0%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

24%
18%
28%
16%
14%
Under 1824%
18–3418%
35–4928%
50–6416%
65+14%

Tenure

30%
28%
40%
Own outright30%
Own (mortgage)28%
Private rent40%
Social rent2%
Shared ownership0%

Ethnicity

22%
22%
37%
White British22%
White Other22%
Asian37%
Black7%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household28%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent40%
Social rent2%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
9
Largest scheme
180 homes · Biro House, TXU site & arches, Biro House, TXU site & arches, Stanley Road, Roxeth Green Avenue, South Harrow, HA2 8UW
Pipeline pressure
NONE

Named schemes (500m)

50-54, 50-54, Northolt Road, South Harrow, HA2 0DW25 homes
completed
60-64, 60-64, Lower Road, Harrow, HA2 0DH14 homes
completed
OSMOND CLOSE, HA2 0QF10 homes
completed
1A & 2A, 1A & 2A, Northolt Road, The Broadway, Harrow, HA2 0DL7 homes
completed
Garages adjacent to 122, Garages adjacent to 122, Shaftesbury Avenue, HA2 0AW6 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 HA2 0AB

Full postcodeHA2 0AB
Postcode districtHA2
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.572430
Longitude-0.349925
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