Headstone · Harrow · Harrow West constituency · 51.59875, -0.35226

HA2 6LE— Headstone, Harrow

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

 

Schools 100%Safety 74/100Transport 30/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
74
Schools
90
Transport
30
Environment
52
Investment
49

The bottom line

HA2 6LE 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 6LE

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+10.0% vs London avg

Deep-dive guides for HA2 6LE

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

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How HA2 6LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Pinner Park Primary School

Good · Inspected Mar 2024 · 6 min walk

KS2: 107.7

—

Secondary

Hatch End High School

Not yet inspected · 11 min walk

P8: -0.02A8: 44.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 43 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 · 1.3km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area128.6 m²

EPC breakdown

C
1%
D
2%
F
2%

Based on 5 properties · Confidence: low

Street mix

Semi 75%Detached 25%

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£321,500
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, 100 mm loft insulation
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

1998–2021 · CAGR

+5.3%

Total change

+226%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.6%

per year

Acceleration

-5.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Detached25%
Semi-detached75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£194k£165k-14.7%1
Post-dot-com plateau2004–2004£330k£330k+0%2
Pre-crash peak2006–2006£332k£332k+0%1
GFC & correction2008–2008£365k£365k+0%1
Help-to-Buy recovery2015–2015£490k£490k+0%1
Pandemic surge2021–2021£630k£630k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
North Harrow Underground StationMetropolitan line
20.4 min walk
Headstone Lane

Nearby stations

Headstone Lane Rail StationLioness
7 min walk
Headstone LaneNational Rail
7 min walk
Harrow & Wealdstone Underground StationBakerloo
17 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
18 min walk
Hatch End Rail StationLioness
21 min walk
No bus stops within 400m

18

Walkability score

46

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 park507m
Santander docks (800m)0
Nearest cycle dock10.5 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: 15.6 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 40%
More green space than 90% of London

Nearest SSSI: Harrow Weald SSSI — 2.8 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

HEADSTONE LANE MEDICAL CENTRE

238 HEADSTONE LANE, NORTH HARROW, HA2 6LY

4 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Letchford Arms (858 m)

Nearest supermarket1.2 km
6 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)

644m

Post office

Nearby shops

Harrow View Convenience Store198 m
Sainsbury's Local399 m
Corner Express825 m

Nearby cafes

The Moat Cafe and Visitor Centre549 m
Elmes Cafe635 m

Nearby pubs

Letchford Arms858 m
Food hygiene (5-star)38% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

COSTCARS LIMITED
DAHAB ESTATES LTD

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

40

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,899m
Crossrail 2 route17,113m

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
Listed buildings (800m)
4
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)
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)

8-46, 8-46, FULBECK WAY, HA2 6LA15 homes
completed
The Leaping Frog, The Leaping Frog, Carmelite Road, Harrow, HA3 5LS9 homes
completed
141-143, 141-143, Headstone Lane, Harrow Weald, HA2 6LX7 homes
completed
141-143, 141-143, Headstone Lane, Harrow, HA2 6LX2 homes
completed
Land R/O 64-68, Land R/O 64-68, Pinner Park Avenue, Harrow, HA2 6LF2 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 6LE

Full postcodeHA2 6LE
Postcode districtHA2
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.598747
Longitude-0.352264
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