Headstone · Harrow · Harrow West constituency · 51.59790, -0.35491

HA2 6NU— Headstone, Harrow

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

The family fortress

 

Schools 100%Safety 77/100Transport 30/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
77
Schools
90
Transport
30
Environment
54
Investment
52

The bottom line

HA2 6NU 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 6NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for HA2 6NU

🛡️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 6NU 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 · 4 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.8 incidents per 1,000 residents

Better than 63% of London
↑ Rising 3600.0%

from a low base — still below London average

-13% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour28%
Other23%
Burglary11%
Vehicle crime5%
Theft1%
Drug offences0%
Robbery0%

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 · 1.1km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area75.9 m²

EPC breakdown

C
7%
D
5%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 15%Terraced 85%

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£189,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

1996–2024 · CAGR

+6.5%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

-4.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached14.8%
Terraced85.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£163k+91.2%2
Post-dot-com plateau2001–2002£195k£223k+14.1%1.5
Pre-crash peak2005–2006£241k£256k+6.5%1.5
GFC & correction2009–2012£253k£269k+6.3%1.3
Help-to-Buy recovery2013–2016£348k£421k+21%1
Brexit uncertainty2018–2019£460k£423k-8%1.5
Pandemic surge2020–2020£465k£465k+0%1
Current market2024–2024£490k£490k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
8%
District
8.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
18.5 min walk
Headstone Lane

Nearby stations

Headstone Lane Rail StationLioness
7 min walk
Headstone LaneNational Rail
7 min walk
Harrow & Wealdstone Underground StationBakerloo
19 min walk
North Harrow Underground StationMetropolitan
19 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
19 min walk
No bus stops within 400m

17

Walkability score

44

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park312m
Santander docks (800m)0
Nearest cycle dock10.6 km

Connectivity

Broadband and mobile coverage

94%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download460 Mbps
Superfast coverage94%
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: 15.7 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 31%
More green space than 92% 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

HEADSTONE LANE MEDICAL CENTRE

238 HEADSTONE LANE, NORTH HARROW, HA2 6LY

2 min walk

83%

Recommend GP

83%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Letchford Arms (865 m)

Nearest supermarketway4save Harrow · 1.5 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)

690m

Post office

Nearby shops

Harrow View Convenience Store363 m
Sainsbury's Local499 m
Corner Express867 m

Nearby cafes

The Moat Cafe and Visitor Centre438 m
Elmes Cafe682 m

Nearby pubs

Letchford Arms865 m
Food hygiene (5-star)38% of 24

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

BEERSHEBA AUTOMOTIVE LIMITED
BSSEALANTS LTD
CINAR SUPPLY LTD
GEMAURA HOME LIMITED
MIND THE GLOW LTD

Investment

Investment grade, yield and market outlook

52

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 score17/100
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

32.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,001m
Crossrail 2 route17,233m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,550 nationally

1,485

Est. population

2,585/km²

59%

Employed

46%

Degree educated

£51,500

Median income

4.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

48

Community stability

Age profile

24%
17%
22%
17%
19%
Under 1824%
18–3417%
35–4922%
50–6417%
65+19%

Tenure

28%
33%
25%
14%
Own outright28%
Own (mortgage)33%
Private rent25%
Social rent14%
Shared ownership0%

Ethnicity

25%
43%
White British25%
White Other12%
Asian43%
Black8%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine14%
No car household23%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent14%

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)
1
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
46 homes · PARKFIELD HOUSE, JUNCTION OF, PARKFIELD HOUSE, JUNCTION OF, BROADFIELDS &, HEADSTONE LANE, HA2 6NL
Pipeline pressure
NONE

Named schemes (500m)

8-46, 8-46, FULBECK WAY, HA2 6LA15 homes
completed
246-248, 246-248, Headstone Lane, Harrow, HA2 6LZ10 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 6NU

Full postcodeHA2 6NU
Postcode districtHA2
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.597903
Longitude-0.354908
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