North Harrow · Harrow · Harrow West constituency · 51.58665, -0.36067

HA2 6BU— North Harrow, Harrow

Location and area intelligence for HA2 6BU, North Harrow, Harrow

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 43/100Yield 4.00%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
74
Schools
100
Transport
43
Environment
44
Investment
58

The bottom line

HA2 6BU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 6BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for HA2 6BU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How HA2 6BU 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 · 7 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

70.5 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 7150.0%

+23% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime12%
Burglary6%
Theft5%
Robbery5%
Drug offences3%

Road safety

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 635m

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area49.4 m²

EPC breakdown

B
22%
C
14%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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£123,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
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

2008–2022 · CAGR

+-4.8%

Total change

-50%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.8%

per year

Acceleration

-38.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2010£175k£66k-62.3%1
Help-to-Buy recovery2015–2015£66k£66k+0%2
Brexit uncertainty2018–2019£180k£184k+2.1%2.5
Pandemic surge2021–2021£168k£168k+0%2
Rate-rise correction2022–2022£88k£88k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+14.7% alpha

Flat/maisonette+14.7% α
Local
16.8%
District
2.1%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
North Harrow Underground StationMetropolitan line
2.8 min walk
Headstone Lane

Nearby stations

North Harrow Underground StationMetropolitan
3 min walk
West Harrow Underground StationMetropolitan
12 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
18 min walk
Pinner Underground StationMetropolitan
20 min walk
Headstone Lane Rail StationLioness
22 min walk
No bus stops within 400m

51

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★49 min
Victoria52 min ↑
Waterloo52 min ↑
Canary Wharf59 min ↑
City55 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)152
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock10.6 km

Nearby car parks

🅿️
Cambridge Road Car Park· yes
121m
🅿️
Cambridge Road Car Park150 spaces
175m

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 waterMEDIUM
Medium
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: 15.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 4.2 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

THE RIDGEWAY SURGERY

71 IMPERIAL DRIVE, NORTH HARROW, HA2 7DU

9 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

20

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

11

Convenience

Nearest supermarketway4save Harrow · 207 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

54m

Post office

Nearby shops

North Harrow food & wine57 m
Wenzel's82 m
Faisal Halal Meat87 m
Londis90 m

Nearby cafes

Vivid cafe148 m
Ganesh Snack & Juice268 m
Sunrise Cafe282 m
The Moat Cafe and Visitor Centre925 m

Nearby restaurants

twist65 m
The Platter82 m
Mr Chilly Express86 m
The Maharaja Punjabi Restaurant & Sweets104 m

Nearby pubs

The Three Wishes97 m
McCafferty's Bar117 m

Nearby gyms

The Gym48 m
Rayners Mead Outdoor Gym1.0 km

Nearby health

Imperial Dental Care137 m
StarSmiles261 m
The Ridgeway Surgery672 m
Food hygiene (5-star)44% of 50

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALO ELITES LTD
CINDY PROPERTY SERVICE LTD
ID PHOTOSHOP LTD
NAIL CANDY BY KD LTD
SUPER FAST REMOVAL LIMITED

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,702m
Crossrail 2 route17,077m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,683 nationally

2,058

Est. population

10,214/km²

62%

Employed

49%

Degree educated

£48,900

Median income

4.4%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

24%
22%
22%
18%
14%
Under 1824%
18–3422%
35–4922%
50–6418%
65+14%

Tenure

30%
25%
31%
Own outright30%
Own (mortgage)25%
Private rent31%
Social rent11%
Shared ownership3%

Ethnicity

15%
15%
49%
White British15%
White Other15%
Asian49%
Black7%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household26%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent31%
Social rent11%

vs. London

Income vs London+16.4%

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)
0
Largest scheme
112 homes · 354-366, 354-366, Pinner Road, Harrow, HA2 6DZ
Pipeline pressure
NONE

Named schemes (500m)

354-366, 354-366, Pinner Road, Harrow, HA2 6DZ112 homes
completed
Garages at, Garages at, Collapit Close, North Harrow, HA1 4YD6 homes
completed
403, 403, Pinner Road, Harrow, HA1 4HN4 homes
completed
Land at rear of, 33, Land at rear of, 33, Southfield Park, HA2 6HF4 homes
completed
80, 80, Canterbury Road, HA1 4PE4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.9%
Ward turnout
87%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Anola SavjaniConservative
Will JacksonConservative

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Key facts for HA2 6BU

Full postcodeHA2 6BU
Postcode districtHA2
BoroughLondon Borough of Harrow
WardNorth Harrow
Latitude51.586653
Longitude-0.360669
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