West Harrow · Harrow · Harrow West constituency · 51.57143, -0.36055

HA2 0RX— West Harrow, Harrow

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

The family fortress

 

Schools 100%Safety 76/100Transport 24/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
54
Safety
76
Schools
90
Transport
24
Environment
49
Investment
40

The bottom line

HA2 0RX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 0RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+23.6% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for HA2 0RX

🛡️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 0RX 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 · 2 min walk

KS2: 108.3

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 7 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.8 incidents per 1,000 residents

Better than 57% of London
↑ Rising 500.0%

-1% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour26%
Other19%
Vehicle crime10%
Burglary5%
Drug offences2%
Theft2%
Robbery1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 13% 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£6,679/m²
Price per ft²£621/ft²
Avg floor area80.8 m²

EPC breakdown

C
6%
D
35%
E
6%

Based on 47 properties · Confidence: high

Street mix

Semi 71%Terraced 24%Flat 6%

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£202,000
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)
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

1995–2026 · CAGR

+7.3%

Total change

+783%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.6%

per year

Acceleration

-120.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£146k+80.2%2.2
Post-dot-com plateau2002–2004£186k£236k+26.9%5
Pre-crash peak2005–2007£221k£275k+24.6%1.7
GFC & correction2008–2012£250k£335k+34%1
Help-to-Buy recovery2013–2016£313k£498k+59.1%2.3
Brexit uncertainty2019–2019£450k£450k+0%1
Pandemic surge2020–2020£195k£195k+0%1
Current market2025–2026£509k£715k+40.6%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Weakest performer

Semi-detached

-0.2% alpha

Terraced+1.3% α
Local
12.8%
District
11.5%
Semi-detached-0.2% α
Local
9.1%
District
9.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position10

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
11 min walk
Northolt Park

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
11 min walk
South Harrow Underground StationPiccadilly
11 min walk
West Harrow Underground StationMetropolitan
13 min walk
North Harrow Underground StationMetropolitan
19 min walk
Northolt ParkNational Rail
19 min walk
No bus stops within 400m

10

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★57 min
Victoria60 min ↑
Waterloo60 min ↑
Canary Wharf67 min ↑
City58 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park357m
Santander docks (800m)0
Nearest cycle dock10.1 km

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: 14.7 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Harrow Weald SSSI — 5.9 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

GP DIRECT

3-7 WELBECK ROAD, HA2 0RQ

6 min walk

88%

Recommend GP

88%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Maya Pub (425 m)

Nearest supermarketIceland · 948 m
9 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)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Tesco Express482 m
TSK Cash and Carry734 m
Odeon News742 m
Yarlkani Food and Wine769 m

Nearby cafes

Parkview Cafe795 m
Costa831 m
222 Café893 m
Costa Coffee915 m

Nearby restaurants

Lobsters Fish Bar430 m
DC Fast Food465 m
McDonald's497 m
Fab's Peri Peri746 m

Nearby pubs

Maya Pub425 m
The Man of Aran744 m
The Star931 m
The Shawl1.0 km

Nearby gyms

Harrow Town Sports Club654 m
MBA Fitness913 m

Nearby pharmacies

Shaftesbury Pharmacy426 m
Stratwicks897 m
S&A Pharmacy930 m
Superdrug955 m

Nearby health

Revital Dental Care425 m
GP Direct445 m
Shaftesbury Medical Centre452 m
Roxburgh Medical Centre524 m
Food hygiene (5-star)58% of 19

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ALEX SERVICES 4 YOU LTD
ATM MOTORS LIMITED
BEYOND SECURITY GROUP LIMITED
GOODWOODS ESTATE AGENTS LTD
HEMS CONSTRUCTION LTD

+6 more

Investment

Investment grade, yield and market outlook

40

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

41.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,925m
Crossrail 2 route16,501m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,784 nationally

1,902

Est. population

12,847/km²

59%

Employed

45%

Degree educated

£51,900

Median income

6.9%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

25%
21%
22%
19%
Under 1826%
18–3421%
35–4922%
50–6419%
65+13%

Tenure

23%
24%
19%
25%
Own outright23%
Own (mortgage)24%
Private rent19%
Social rent25%
Shared ownership9%
Rent free0%

Ethnicity

15%
45%
White British15%
White Other13%
Asian45%
Black12%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household23%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent25%
Private rent19%

vs. London

Income vs London+23.6%

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)
8
Largest scheme
254 homes · 1, 1, Strongbridge Close, Harrow, HA2 0TZ
Pipeline pressure
NONE

Named schemes (500m)

RAYNERS LANE ESTATE, RAYNERS LANE ESTATE, RAYNERS LANE, HA2 0XT144 homes
completed
Phase E2, Rayners Lane Estate, 2, Serenity Close, Drinkwater Road & Coles Crescent, Harrow, HA2 0GR135 homes
completed
Phase B, Rayners Lane Estate, Phase B, Rayners Lane Estate, Rayners Lane, Goldsmiths Close, Harrow, HA2 0XT106 homes
completed
Phase G West (Blocks 1, 2 & 3), Rayners Lane Estate, Phase G West (Blocks 1, 2 & 3), Rayners Lane Estate, Rayners Lane, HA2 0UZ82 homes
completed
Phase D2 (Amber & Lyne Ct), Rayners Lane Estate, Phase D2 (Amber & Lyne Ct), Rayners Lane Estate, Goldsmith Close, Rayners Lane, Harrow, HA2 0TU80 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 0RX

Full postcodeHA2 0RX
Postcode districtHA2
BoroughLondon Borough of Harrow
WardWest Harrow
Latitude51.571428
Longitude-0.360553
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