West Harrow · Harrow · Harrow West constituency · 51.56897, -0.35449

HA2 0PF— West Harrow, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 33/100Yield 4.00%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
80
Schools
90
Transport
33
Environment
42
Investment
54

The bottom line

HA2 0PF 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: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 0PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for HA2 0PF

🛡️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 HA2 0PF 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 · 6 min walk

KS2: 108.3

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 6 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.4 incidents per 1,000 residents

Better than 78% of London
↑ Rising 276.9%

from a low base — still below London average

-47% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Vehicle crime16%
Anti-social behaviour12%
Drug offences8%
Burglary8%
Robbery6%
Theft0%

Stop & search

0.6

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) · 1.6km

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

C
9%
D
5%

Based on 14 properties · Confidence: medium

Street mix

Semi 37%Terraced 53%Flat 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£176,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2013 · CAGR

+7.7%

Total change

+251%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

+10.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached36.8%
Terraced52.6%
Flat/maisonette10.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£81k£139k+71.1%2
Post-dot-com plateau2002–2004£156k£228k+46.2%1
Pre-crash peak2005–2007£165k£283k+71.6%1
GFC & correction2010–2012£250k£254k+1.6%1.5
Help-to-Buy recovery2013–2013£285k£285k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
7.5%
District
8.4%

CAGR over 16yr 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
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
5.7 min walk
Northolt Park

Nearby stations

South Harrow Underground StationPiccadilly
6 min walk
West Harrow Underground StationMetropolitan
15 min walk
Northolt ParkNational Rail
16 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
17 min walk
Harrow-on-the-Hill Underground StationMetropolitan
21 min walk
No bus stops within 400m

33

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★52 min
Waterloo58 min ↑
Canary Wharf65 min ↑
City61 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)88
Nearest car park235m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
The Half Moon Pub Parking12 spaces
585m
🅿️
South Harrow Stn (LUL)76 spaces· yes
595m
🅿️
Iceland Parking
602m
🅿️
The White Horse
634m
🅿️
Aldi Parking
734m

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 14.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 28%
Less green space than 91% of London

Nearest SSSI: Harrow Weald SSSI — 6.1 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

4 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

19

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketIceland · 600 m
6 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

686m

Post office

Nearby shops

Tesco Express319 m
ES Food & Wine411 m
Drinks & Snacks Xpress471 m
Ark Newsagents482 m

Nearby cafes

222 Café462 m
Costa Coffee536 m
CaffCafe662 m
Parkview Cafe949 m

Nearby restaurants

DC Fast Food315 m
Lobsters Fish Bar371 m
Chillies Caribbean Takeaway416 m
McDonald's419 m

Nearby pubs

Maya Pub349 m
The Star467 m
Salt Bar560 m
The White Horse650 m

Nearby gyms

MBA Fitness533 m

Nearby pharmacies

Shaftesbury Pharmacy360 m
Stratwicks491 m
S&A Pharmacy535 m
Superdrug581 m

Nearby health

Shaftesbury Medical Centre316 m
Revital Dental Care355 m
GP Direct430 m
Bridge Dental Practice464 m
Food hygiene (5-star)36% of 110

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

G&D.AVI DECORATOR LTD
VIOLA TC LIMITED

Investment

Investment grade, yield and market outlook

54

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 score18/100
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

34.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,429m
Crossrail 2 route16,020m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,383 nationally

1,610

Est. population

16,965/km²

59%

Employed

41%

Degree educated

£45,500

Median income

5.3%

Claimant rate

SuburbanVery high densityEstablished mixed

46

Community stability

Age profile

26%
18%
23%
21%
Under 1826%
18–3418%
35–4923%
50–6421%
65+12%

Tenure

27%
36%
32%
Own outright27%
Own (mortgage)36%
Private rent32%
Social rent5%
Shared ownership1%

Ethnicity

14%
55%
White British14%
White Other11%
Asian55%
Black8%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household18%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent32%
Social rent5%

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 (12 months)
1
Planning apps (3 years)
4
Local approval rate
0%
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)
72
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
Raebarn House, 86 - 100, Raebarn House, 86 - 100, Northolt Road, South Harrow, HA2 0BA150 homes
completed
Townsend House & Eaton House, Townsend House & Eaton House, Northolt Road, South Harrow, HA2 0PG116 homes
completed
Bovis House, 142, Bovis House, 142, Northolt Road, Harrow, HA2 0EG101 homes
completed
204-206, 204-206, NORTHOLT ROAD, SHERWOOD ROAD (19-21), HA2 8AW59 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 0PF

Full postcodeHA2 0PF
Postcode districtHA2
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.568969
Longitude-0.354495
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