West Harrow · Harrow · Harrow West constituency · 51.57117, -0.35261

HA2 0PP— West Harrow, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

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
27
Environment
47
Investment
45

The bottom line

HA2 0PP 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 0PP

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 0PP

🛡️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 0PP 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 · 5 min walk

KS2: 108.3

—

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 6 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,720/m²
Price per ft²£438/ft²
Avg floor area58 m²

EPC breakdown

C
10%
D
17%
E
2%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 5%Terraced 5%Flat 91%

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£145,000
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+5.8%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.2%

per year

Acceleration

-11.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached4.9%
Terraced4.9%
Flat/maisonette90.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£101k+91%1.2
Post-dot-com plateau2001–2004£108k£189k+74.7%2.5
Pre-crash peak2005–2007£178k£221k+24.5%3
GFC & correction2008–2012£232k£190k-18.1%1.3
Help-to-Buy recovery2013–2016£202k£285k+41.1%2
Brexit uncertainty2017–2017£322k£322k+0%2
Rate-rise correction2022–2023£324k£355k+9.7%2.5
Current market2024–2025£330k£270k-18.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
5.7%
District
4.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
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
South Harrow Underground StationPiccadilly line
8.4 min walk
Northolt Park

Nearby stations

South Harrow Underground StationPiccadilly
9 min walk
West Harrow Underground StationMetropolitan
12 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
17 min walk
Harrow-on-the-Hill Underground StationMetropolitan
17 min walk
Northolt ParkNational Rail
20 min walk
No bus stops within 400m

26

Walkability score

29

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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)88
Nearest car park78m
Santander docks (800m)0
Nearest cycle dock9.6 km

Nearby car parks

🅿️
The Half Moon Pub Parking12 spaces
482m
🅿️
The White Horse
495m
🅿️
South Harrow Stn (LUL)76 spaces· yes
798m

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: 14.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

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

1 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 1.1 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

39

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketIceland · 862 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)

949m

Post office

Nearby shops

Tesco Express98 m
Quality Stores459 m
A&K Convenience Store466 m
ES Food & Wine597 m

Nearby cafes

222 Café696 m
Parkview Cafe715 m
Costa Coffee791 m
CaffCafe928 m

Nearby restaurants

DC Fast Food110 m
Lobsters Fish Bar182 m
McDonald's186 m
Dilse415 m

Nearby pubs

Maya Pub169 m
Salt Bar468 m
The White Horse509 m
The Star672 m

Nearby gyms

MBA Fitness787 m

Nearby pharmacies

Shaftesbury Pharmacy176 m
Stratwicks738 m
S&A Pharmacy783 m
Superdrug835 m

Nearby health

Shaftesbury Medical Centre122 m
Revital Dental Care173 m
Saint Peter's Medical Centre652 m
Bridge Dental Practice698 m
Food hygiene (5-star)31% of 81

Business

Local businesses registered here

Active businesses
4
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

AK WINE AND SPIRITS LIMITED
SPORTS COORDINATING COMMITTEE OF TAMILS
TRIVEDI BUSINESS SOLUTIONS LIMITED
TRIVIA LTD

Investment

Investment grade, yield and market outlook

45

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
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

45.1

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,415m
Crossrail 2 route15,966m

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)
3
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)
62
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
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
Raebarn House, 100, Raebarn House, 100, Northolt Road, South Harrow, HA2 0DT8 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 0PP

Full postcodeHA2 0PP
Postcode districtHA2
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.571173
Longitude-0.352612
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