Headstone · Harrow · Harrow West constituency · 51.58773, -0.35230

HA2 6AS— Headstone, Harrow

Location and area intelligence for HA2 6AS, Headstone, Harrow

The family fortress

 

Schools 100%Safety 77/100Transport 27/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
77
Schools
100
Transport
27
Environment
55
Investment
54

The bottom line

HA2 6AS 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: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 6AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for HA2 6AS

🛡️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 6AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Vaughan Primary School

Not yet inspected · 11 min walk

KS2: 108.6

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 12 min walk

P8: +0.62A8: 58.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
↑ Rising 250.0%

-5% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Anti-social behaviour20%
Vehicle crime13%
Drug offences4%
Theft4%
Robbery1%
Burglary1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.0km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area131.8 m²

EPC breakdown

C
3%
D
4%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 60%Detached 10%Flat 30%

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 costMedium
Rebuild cost estimate£329,500
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, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2019 · CAGR

+2.4%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.0%

per year

Acceleration

-81.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Semi-detached60%
Flat/maisonette30%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£285k£375k+31.6%1
GFC & correction2008–2011£499k£400k-19.8%1
Help-to-Buy recovery2015–2015£511k£511k+0%2
Brexit uncertainty2018–2019£720k£425k-41%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
West Harrow Underground StationMetropolitan line
10.6 min walk
Headstone Lane

Nearby stations

North Harrow Underground StationMetropolitan
10 min walk
West Harrow Underground StationMetropolitan
11 min walk
Harrow & Wealdstone Underground StationBakerloo
16 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
17 min walk
Harrow-on-the-Hill Underground StationMetropolitan
18 min walk
No bus stops within 400m

15

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★53 min
Victoria56 min ↑
Waterloo56 min ↑
Canary Wharf63 min ↑
City59 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)206
Nearest car park204m
Santander docks (800m)0
Nearest cycle dock10.1 km

Nearby car parks

🅿️
Cambridge Road Car Park· yes
707m
🅿️
Cambridge Road Car Park150 spaces
763m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 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: 15.0 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 40%
More green space than 93% of London

Nearest SSSI: Harrow Weald SSSI — 4.0 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PINNER VIEW MEDICAL CENTRE

33 PINNER VIEW, HA1 4QG

3 min walk

77%

Recommend GP

77%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (687 m)

Nearest supermarketway4save Harrow · 743 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

644m

Post office

Nearby shops

Londis542 m
North Harrow food & wine648 m
KTM Mini Mart662 m
Faisal Halal Meat663 m

Nearby cafes

Seva Park Cafe667 m
Vivid cafe696 m
The Moat Cafe and Visitor Centre710 m
Sunrise Cafe761 m

Nearby restaurants

Tunnel Lounge by Flare560 m
Mr Chilly Express616 m
twist653 m
Kulcha Express656 m

Nearby pubs

The Three Wishes687 m
McCafferty's Bar700 m

Nearby gyms

The Gym634 m
Harrowall960 m

Nearby health

Imperial Dental Care710 m
StarSmiles770 m
Food hygiene (5-star)38% of 16

Business

Local businesses registered here

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

High street

E

High street health

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 score16/100
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

30.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,257m
Crossrail 2 route16,590m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,731 nationally

1,924

Est. population

7,604/km²

64%

Employed

54%

Degree educated

£48,900

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

25%
21%
23%
18%
13%
Under 1825%
18–3421%
35–4923%
50–6418%
65+13%

Tenure

28%
33%
33%
Own outright28%
Own (mortgage)33%
Private rent33%
Social rent4%
Shared ownership2%
Rent free0%

Ethnicity

29%
17%
33%
White British29%
White Other17%
Asian33%
Black7%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine13%
No car household23%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent33%
Social rent4%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (3 years)
3
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)
6
Largest scheme
27 homes · St. George's Field, St. George's Field, Pinner View, Harrow, HA1 4RJ
Pipeline pressure
NONE

Named schemes (500m)

St. George's Field, St. George's Field, Pinner View, Harrow, HA1 4RJ27 homes
completed
141a, 141a, Canterbury Road, North Harrow, HA1 4PA15 homes
completed
58 & 58a, 58 & 58a, Cunningham Park, Harrow, HA1 4QJ4 homes
completed
41, 41, Somerset Road, Harrow, HA1 4NF3 homes
completed
97, 97, Woodberry Avenue, Harrow, HA2 6AY3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
12.1%
Ward turnout
127%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Raymond Stuart GrantConservative
Arunasalam RajConservative
Meera Sonecha VadherConservative

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Key facts for HA2 6AS

Full postcodeHA2 6AS
Postcode districtHA2
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.587732
Longitude-0.352301
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