West Harrow · Harrow · Harrow West constituency · 51.57172, -0.35379

HA2 0AT— West Harrow, Harrow

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

The family fortress

 

Schools 100%Safety 76/100Transport 26/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
76
Schools
90
Transport
26
Environment
52
Investment
56

The bottom line

HA2 0AT 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 0AT

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 0AT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA2 0AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grange Primary School

Good · Inspected Apr 2023 · 4 min walk

KS2: 108.3

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 2 min walk

P8: +0.76A8: 54.7

100% of local schools rated Good or Outstanding · based on 9 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

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.9km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area56 m²

EPC breakdown

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

Based on 11 properties · Confidence: medium

Street mix

Flat 89%Other 11%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£140,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2019 · CAGR

+6.6%

Total change

+335%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.6%

per year

Acceleration

+31.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£55k£82k+48.3%1
Post-dot-com plateau2001–2003£97k£133k+37.4%1.3
Pre-crash peak2005–2007£158k£156k-1%2
GFC & correction2008–2008£157k£157k+0%2
Help-to-Buy recovery2014–2014£170k£170k+0%2
Brexit uncertainty2019–2019£239k£239k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
2.2%
District
4%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9.2 min walk
Northolt Park

Nearby stations

South Harrow Underground StationPiccadilly
10 min walk
West Harrow Underground StationMetropolitan
11 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
16 min walk
Harrow-on-the-Hill Underground StationMetropolitan
18 min walk
North Harrow Underground StationMetropolitan
20 min walk
No bus stops within 400m

25

Walkability score

27

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)12
Nearest car park26m
Santander docks (800m)0
Nearest cycle dock9.7 km

Nearby car parks

🅿️
The Half Moon Pub Parking12 spaces
581m
🅿️
The White Horse
589m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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 waterMEDIUM
Medium
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: 14.3 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Harrow Weald SSSI — 5.8 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): 2

Landslide susceptibility: Medium

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

0 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 1.2 km
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

40

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketIceland · 909 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

995m

Post office

Nearby shops

Tesco Express14 m
Quality Stores561 m
A&K Convenience Store567 m
ES Food & Wine674 m

Nearby cafes

Parkview Cafe644 m
222 Café758 m
Costa Coffee843 m
CaffCafe972 m

Nearby restaurants

DC Fast Food8 m
Lobsters Fish Bar82 m
McDonald's110 m
Dilse517 m

Nearby pubs

Maya Pub67 m
Salt Bar568 m
The White Horse602 m
The Star745 m

Nearby gyms

MBA Fitness839 m

Nearby pharmacies

Shaftesbury Pharmacy75 m
Stratwicks794 m
S&A Pharmacy839 m
Superdrug888 m

Nearby health

Shaftesbury Medical Centre21 m
Revital Dental Care71 m
GP Direct532 m
Saint Peter's Medical Centre619 m
Food hygiene (5-star)32% of 71

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
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

A & A ASSETS LTD
AG7 LIMITED
ALBION HOMES LONDON LTD
ALBION HOMES LTD
BUTLER AVENUE MANAGEMENT LTD

+7 more

Investment

Investment grade, yield and market outlook

56

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

33.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,515m
Crossrail 2 route16,062m

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)
1
Planning apps (3 years)
4
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)
64
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)

Biro House, TXU site & arches, Biro House, TXU site & arches, Stanley Road, Roxeth Green Avenue, South Harrow, HA2 8UW180 homes
completed
Substation Adjacent to 102 (EDF Site), Substation Adjacent to 102 (EDF Site), Roxeth Green Avenue, South Harrow, HA212 homes
completed
OSMOND CLOSE, HA2 0QF10 homes
completed
Garages adjacent to 122, Garages adjacent to 122, Shaftesbury Avenue, HA2 0AW6 homes
completed
22-24, 22-24, Dudley Road, Harrow, HA2 0PR4 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 0AT

Full postcodeHA2 0AT
Postcode districtHA2
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.571720
Longitude-0.353789
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