Headstone · Harrow · Harrow West constituency · 51.59766, -0.34736

HA2 6DS— Headstone, Harrow

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

 

Schools 100%Safety 74/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
74
Schools
60
Transport
26
Environment
43
Investment
39

The bottom line

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

The catch: 54 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 6DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for HA2 6DS

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

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How HA2 6DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cedars Manor School

Not yet inspected · Inspected Apr 2025 · 11 min walk

KS2: 104.1

—

Secondary

Salvatorian Roman Catholic College

Not yet inspected · 8 min walk

P8: +0.48A8: 54.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.8 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 330.8%

+25% vs borough

Crime by type

Other27%
Anti-social behaviour23%
Violence & sexual offences19%
Vehicle crime13%
Burglary8%
Drug offences4%
Theft4%
Robbery2%

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 · 1.5km

Crime is +10% above 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£6,468/m²
Price per ft²£601/ft²
Avg floor area100.5 m²

EPC breakdown

C
19%

Based on 19 properties · Confidence: medium

Street mix

Semi 71%Terraced 29%

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£251,250
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.29 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2026 · CAGR

+4.8%

Total change

+83%

Market Activity

Price Velocity & Acceleration

Current Velocity

+83.4%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached71.4%
Terraced28.6%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2013£355k£355k+0%6
Current market2026–2026£650k£650k+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
Harrow & Wealdstone Underground StationBakerloo line
12.2 min walk
Headstone Lane

Nearby stations

Headstone Lane Rail StationLioness
11 min walk
Headstone LaneNational Rail
11 min walk
Harrow & Wealdstone Underground StationBakerloo
13 min walk
Harrow & Wealdstone Rail StationSouthern · Lioness
13 min walk
North Harrow Underground StationMetropolitan
22 min walk
No bus stops within 400m

11

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★54 min
Waterloo58 min ↑
Canary Wharf68 min ↑
City61 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 park565m
Santander docks (800m)0
Nearest cycle dock10.2 km

Nearby car parks

🅿️
Iceland Customer Car Park· no
768m

Connectivity

Broadband and mobile coverage

100%

Full fibre

9%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed136 Mbps
Median download179 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
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 19%
Less green space than 83% of London

Nearest SSSI: Harrow Weald SSSI — 2.9 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

ENDERLEY ROAD MEDICAL CENTRE

ENDERLEY ROAD MEDICAL CTR, 41-45 ENDERLEY ROAD, HA3 5HF

8 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 · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Crystal Lounge (741 m)

No restaurants within 800m — nearest: PST Perfect Chicken (714 m)

Nearest supermarket872 m
1 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)

927m

Post office

Nearby shops

Harrow View Convenience Store164 m
Sainsbury's Local178 m
Corner Express586 m
Asda Express638 m

Nearby cafes

The Moat Cafe and Visitor Centre634 m
Kings764 m
Progress858 m
Girnar Cafe865 m

Nearby restaurants

PST Perfect Chicken714 m
Miorița731 m
Morley's753 m
Gujarat Sweet and Savouries761 m

Nearby pubs

Crystal Lounge741 m
The Laurels873 m

Nearby pharmacies

WellCare Pharmacy934 m

Nearby health

Enderley Road Medical Centre725 m
Raeburn Dental Surgery730 m
Virgo Laser Clinic740 m
Harrow Weald Dental Practice890 m
Food hygiene (5-star)33% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LATREUO LIMITED
ORAEXCEL CAPITAL LTD
TOTAL QUALITY CONCEPT ACCOUNTANCY LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score18/100
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

46.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,549m
Crossrail 2 route16,756m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,530 nationally

1,561

Est. population

11,663/km²

72%

Employed

61%

Degree educated

£51,500

Median income

2.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

30%
20%
30%
Under 1830%
18–3420%
35–4930%
50–6413%
65+7%

Tenure

17%
65%
14%
Own outright17%
Own (mortgage)65%
Private rent14%
Social rent2%
Shared ownership2%

Ethnicity

63%
White British13%
White Other8%
Asian63%
Black7%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine10%
No car household10%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent14%
Social rent2%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
6
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)
2
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)

Plot D7, Harrow View East (former Kodak site), Plot D7, Harrow View East (former Kodak site), Headstone Drive, Harrow, HA1 4TY460 homes
completed
Harrow View Service Station, Harrow View Service Station, Harrow View, Harrow, HA2 6QF14 homes
completed
106 - 108, 106 - 108, Weald Lane, Harrow, HA3 5EZ11 homes
completed
The Leaping Frog, The Leaping Frog, Carmelite Road, Harrow, HA3 5LS9 homes
completed
Garage Court, Garage Court, Atherton Place, Harrow, HA2 6QP3 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 6DS

Full postcodeHA2 6DS
Postcode districtHA2
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.597662
Longitude-0.347365
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
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Office
Ordnance
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