Headstone · Harrow · Harrow West constituency · 51.58974, -0.35197

HA2 6BA— Headstone, Harrow

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

The family fortress

 

Schools 100%Safety 82/100Transport 24/100~4% 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
59
Safety
82
Schools
95
Transport
24
Environment
56
Investment
40

The bottom line

HA2 6BA 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 6BA

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 6BA

🛡️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 6BA 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 · 12 min walk

KS2: 107.7

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 11 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 · 31 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)

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

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£6,412/m²
Price per ft²£596/ft²
Avg floor area96.7 m²

EPC breakdown

D
2%
E
1%

Based on 3 properties · Confidence: low

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 costMedium
Rebuild cost estimate£241,750
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 EAnnual charge £2,474
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2026 · CAGR

+4.7%

Total change

+216%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.2%

per year

Acceleration

+66.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£196k£196k+0%1
Pre-crash peak2006–2006£340k£340k+0%1
Help-to-Buy recovery2013–2013£360k£360k+0%1
Current market2026–2026£620k£620k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
13.3 min walk
Headstone Lane

Nearby stations

North Harrow Underground StationMetropolitan
11 min walk
West Harrow Underground StationMetropolitan
14 min walk
Harrow & Wealdstone Underground StationBakerloo
15 min walk
Harrow & Wealdstone Rail StationSouthern · Lioness
15 min walk
Headstone Lane Rail StationLioness
19 min walk
No bus stops within 400m

15

Walkability score

17

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park39m
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 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: 15.1 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 37%
More green space than 95% of London

Nearest SSSI: Harrow Weald SSSI — 3.8 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

6 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (779 m)

No restaurants within 800m — nearest: Mr Chilly Express (741 m)

Nearest supermarketway4save Harrow · 876 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)

740m

Post office

Nearby shops

Corner Express517 m
Londis622 m
North Harrow food & wine744 m
Sainsbury's Local759 m

Nearby cafes

The Moat Cafe and Visitor Centre500 m
Vivid cafe823 m
Seva Park Cafe825 m

Nearby restaurants

Mr Chilly Express741 m
twist745 m
The Platter776 m
Fireaway Pizza780 m

Nearby pubs

The Three Wishes779 m
McCafferty's Bar783 m

Nearby gyms

The Gym741 m

Nearby health

Imperial Dental Care786 m
Food hygiene (5-star)46% of 11

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

HEADSTONE LAWN TENNIS CLUB LIMITED
HILLVENOR LIMITED
MARGO MANNING LTD
NU AGE FITNESS LTD
PROMETHEUS FIRST LIMITED

+4 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 score19/100
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

47.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,351m
Crossrail 2 route16,659m

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
141a, 141a, Canterbury Road, North Harrow, HA1 4PA15 homes
completed
97, 97, Woodberry Avenue, Harrow, HA2 6AY3 homes
completed
117, 117, Kingsfield Avenue, Harrow, HA2 6AR2 homes
completed
40, 40, Woodberry Avenue, Harrow, HA2 6AX2 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 6BA

Full postcodeHA2 6BA
Postcode districtHA2
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.589742
Longitude-0.351969
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
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Mail
Food Standards
Agency
Ofcom
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