Headstone · Harrow · Harrow West constituency · 51.59065, -0.35152

HA2 6AY— Headstone, Harrow

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

The family fortress

 

Schools 100%Safety 82/100Transport 21/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
95
Transport
21
Environment
52
Investment
49

The bottom line

HA2 6AY 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: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 6AY

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+22.6% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for HA2 6AY

🛡️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 6AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Pinner Park Primary School

Good · Inspected Mar 2024 · 11 min walk

KS2: 107.7

★★★

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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.2 incidents per 1,000 residents

Better than 83% of London
↑ Rising 263.6%

from a low base — still below London average

-58% vs borough

Crime by type

Anti-social behaviour25%
Vehicle crime25%
Violence & sexual offences25%
Other13%
Burglary8%
Drug offences3%
Robbery3%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.0km

Crime is 63% below London average

Property

Prices, sales volume and market trends

Avg floor area94.2 m²

EPC breakdown

C
5%
D
4%
E
4%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 67%Terraced 6%Flat 28%

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£235,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+5.2%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.7%

per year

Acceleration

+14.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached66.7%
Terraced5.6%
Flat/maisonette27.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£230k£230k+0%1
Post-dot-com plateau2001–2004£266k£350k+31.6%1
GFC & correction2008–2012£310k£398k+28.4%1
Help-to-Buy recovery2013–2016£403k£700k+73.9%1.2
Brexit uncertainty2017–2019£650k£305k-53.1%1.3
Pandemic surge2021–2021£715k£715k+0%1
Rate-rise correction2022–2023£695k£777k+11.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
West Harrow Underground StationMetropolitan line
14.6 min walk
Headstone Lane

Nearby stations

North Harrow Underground StationMetropolitan
12 min walk
Harrow & Wealdstone Underground StationBakerloo
14 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
15 min walk
West Harrow Underground StationMetropolitan
15 min walk
Headstone Lane Rail StationLioness
17 min walk
No bus stops within 400m

14

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria57 min ↑
Waterloo58 min ↑
Canary Wharf66 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park127m
Santander docks (800m)0
Nearest cycle dock10.2 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 waterLOW
Low
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: 15.1 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 46%
More green space than 90% of London

Nearest SSSI: Harrow Weald SSSI — 3.7 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

7 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

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

31

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: twist (822 m)

Nearest supermarketway4save Harrow · 964 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

0

Libraries (1km)

1

Cinemas (2km)

818m

Post office

Nearby shops

Corner Express437 m
Sainsbury's Local654 m
Londis697 m
Asda Express778 m

Nearby cafes

The Moat Cafe and Visitor Centre420 m
Seva Park Cafe896 m

Nearby restaurants

twist822 m
Mr Chilly Express828 m
The Maharaja Punjabi Restaurant & Sweets870 m
Kulcha Express873 m

Nearby gyms

The Gym823 m
Food hygiene (5-star)47% of 15

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AQUADOIR LTD
BUILDWYN LTD
CHOICE CONSULTANCY LONDON LIMITED
PROPERTY WIZ LIMITED
RAIKI LTD

+1 more

Investment

Investment grade, yield and market outlook

49

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 score19/100
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

38.9

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,376m
Crossrail 2 route16,673m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,382 nationally

1,651

Est. population

9,552/km²

62%

Employed

53%

Degree educated

£51,500

Median income

3.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

23%
19%
21%
19%
18%
Under 1823%
18–3419%
35–4921%
50–6419%
65+18%

Tenure

39%
42%
16%
Own outright39%
Own (mortgage)42%
Private rent16%
Social rent3%
Shared ownership1%

Ethnicity

21%
51%
White British21%
White Other13%
Asian51%
Black5%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household12%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent16%
Social rent3%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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
460 homes · Plot D7, Harrow View East (former Kodak site), Plot D7, Harrow View East (former Kodak site), Headstone Drive, Harrow, HA1 4TY
Pipeline pressure
NONE

Named schemes (500m)

St. George's Field, St. George's Field, Pinner View, Harrow, HA1 4RJ27 homes
completed
97, 97, Woodberry Avenue, Harrow, HA2 6AY3 homes
completed
41, 41, Headstone Gardens, Harrow, HA2 6PH2 homes
completed
40, 40, Headstone Gardens, HA2 6PW2 homes
completed
117, 117, Kingsfield Avenue, Harrow, HA2 6AR2 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 6AY

Full postcodeHA2 6AY
Postcode districtHA2
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.590653
Longitude-0.351517
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