Headstone · Harrow · Harrow West constituency · 51.59245, -0.34878

HA2 6PP— Headstone, Harrow

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

The family fortress

 

Schools 100%Safety 77/100Transport 26/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
77
Schools
90
Transport
26
Environment
51
Investment
52

The bottom line

HA2 6PP 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: 54 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 6PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for HA2 6PP

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

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“The family fortress”

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How HA2 6PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Marlborough Primary School

Good · Inspected Oct 2023 · 8 min walk

KS2: 106.5

—

Secondary

Salvatorian Roman Catholic College

Not yet inspected · 13 min walk

P8: +0.48A8: 54.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
↑ Rising 316.0%

-6% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour28%
Other19%
Vehicle crime10%
Drug offences8%
Robbery3%
Burglary2%
Theft1%

Stop & search

2.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 1.2km

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area110.3 m²

EPC breakdown

D
5%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 80%Detached 20%

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£275,750
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 DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+6.3%

Total change

+304%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.9%

per year

Acceleration

+33.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 5 sales

Property Type Mix

Total: 5 sales

Detached20%
Semi-detached80%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£167k£167k+0%1
Help-to-Buy recovery2014–2014£440k£440k+0%1
Brexit uncertainty2019–2019£600k£600k+0%1
Rate-rise correction2022–2023£545k£675k+23.9%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
Harrow & Wealdstone Underground StationBakerloo line
11.1 min walk
Headstone Lane

Nearby stations

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

17

Walkability score

37

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 park373m
Santander docks (800m)0
Nearest cycle dock10.1 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: 15.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Harrow Weald SSSI — 3.4 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

9 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Tunnel Lounge by Flare (1.1 km)

Nearest supermarket892 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)

2

Cinemas (2km)

913m

Post office

Nearby shops

Corner Express198 m
Sainsbury's Local415 m
Asda Express536 m
Harrow View Convenience Store620 m

Nearby cafes

The Moat Cafe and Visitor Centre423 m
Kings686 m
Seva Park Cafe1.0 km

Nearby restaurants

Tunnel Lounge by Flare1.1 km
Food hygiene (5-star)46% of 24

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

LINUS INVESTMENTS LIMITED
M V T PROPERTIES LTD
OASIS HEALTH & WELLBEING LTD
OLD SKOOL ENTERPRISES LIMITED

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 score15/100
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

25.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,319m
Crossrail 2 route16,585m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,137 nationally

1,927

Est. population

12,414/km²

60%

Employed

47%

Degree educated

£51,500

Median income

5.6%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

27%
19%
23%
19%
Under 1827%
18–3419%
35–4923%
50–6419%
65+12%

Tenure

28%
28%
29%
14%
Own outright28%
Own (mortgage)28%
Private rent29%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

22%
14%
40%
White British22%
White Other14%
Asian40%
Black9%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household27%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent29%
Social rent14%

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)
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)
9
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
Goodwill To All Public House, Goodwill To All Public House, Headstone Drive, Wealdstone, HA1 4UN43 homes
completed
CLARENDON HOUSE, 252, CLARENDON HOUSE, 252, HARROW VIEW, HA2 6QF16 homes
completed
Harrow View Service Station, Harrow View Service Station, Harrow View, Harrow, HA2 6QF14 homes
completed
Land Rear of 209, Land Rear of 209, Harrow View, Harrow, HA1 4SS7 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 6PP

Full postcodeHA2 6PP
Postcode districtHA2
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.592449
Longitude-0.348781
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