North Harrow · Harrow · Harrow West constituency · 51.58211, -0.36209

HA2 7BS— North Harrow, Harrow

Location and area intelligence for HA2 7BS, North Harrow, Harrow

The practical family move

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 42/100Yield 4.00%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
88
Schools
100
Transport
42
Environment
45
Investment
55

The bottom line

HA2 7BS 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: 49 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA2 7BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-69.0% vs London avg

Deep-dive guides for HA2 7BS

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

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“The practical family move”

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How HA2 7BS 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 · 7 min walk

KS2: 108.6

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 12 min walk

P8: +0.62A8: 58.0

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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.4 incidents per 1,000 residents

Better than 86% of London
→ Stable

-65% vs borough

Crime by type

Other21%
Vehicle crime21%
Violence & sexual offences18%
Anti-social behaviour16%
Burglary11%
Drug offences5%
Theft5%
Robbery3%

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 · 1.0km

Crime is 69% below London average

Property

Prices, sales volume and market trends

Avg floor area107.9 m²

EPC breakdown

C
4%
D
8%
E
5%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 76%Terraced 19%Flat 5%

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£269,750
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.1%

Total change

+426%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

-0.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached75.7%
Terraced18.9%
Flat/maisonette5.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£119k£197k+65.7%1.8
Post-dot-com plateau2001–2003£215k£282k+31.2%2.7
Pre-crash peak2005–2007£305k£385k+26.2%1.7
GFC & correction2008–2012£440k£406k-7.7%1
Help-to-Buy recovery2013–2015£435k£530k+21.8%2
Brexit uncertainty2017–2019£640k£695k+8.6%1
Pandemic surge2020–2021£665k£646k-2.9%2.5
Current market2024–2024£625k£625k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
7.3%
District
7.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing7
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
3.7 min walk
Headstone Lane

Nearby stations

North Harrow Underground StationMetropolitan
4 min walk
West Harrow Underground StationMetropolitan
8 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
12 min walk
Harrow-on-the-Hill Underground StationMetropolitan
22 min walk
Pinner Underground StationMetropolitan
22 min walk
No bus stops within 400m

42

Walkability score

29

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 park336m
Santander docks (800m)0
Nearest cycle dock10.5 km

Nearby car parks

🅿️
Cambridge Road Car Park· yes
443m
🅿️
Cambridge Road Car Park150 spaces
519m

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: 15.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 4.7 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

3 min walk

69%

Recommend GP

69%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

20

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Three Wishes (507 m)

Nearest supermarketHarrow Superstore · 268 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

511m

Post office

Nearby shops

MJ Food & Wine242 m
Best-one373 m
KTM Mini Mart426 m
Faisal Halal Meat442 m

Nearby cafes

Ganesh Snack & Juice272 m
Vivid cafe377 m
Sunrise Cafe731 m
Parkview Cafe735 m

Nearby restaurants

Woody Grill249 m
Jai Durga Mahal256 m
Chicken City276 m
North Harrow BBQ Grill280 m

Nearby pubs

The Three Wishes507 m
McCafferty's Bar535 m
The Village Inn853 m
Club 2000855 m

Nearby gyms

The Gym478 m
Rayners Mead Outdoor Gym566 m

Nearby pharmacies

Healthways Pharmacy865 m

Nearby health

The Ridgeway Surgery218 m
StarSmiles265 m
Imperial Dental Care558 m
GP Direct790 m
Food hygiene (5-star)44% of 48

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ASPIRE LEARNING LONDON LTD
CARFORMATION LTD
CJ & TRIPLE R LIMITED
CJRG LIMITED
ELITE STAFF RECRUITMENT LTD

+6 more

Investment

Investment grade, yield and market outlook

55

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 score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

50

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,547m
Crossrail 2 route16,984m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,999 nationally

1,866

Est. population

9,079/km²

58%

Employed

52%

Degree educated

£46,200

Median income

4.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

56

Community stability

Age profile

22%
17%
21%
20%
19%
Under 1822%
18–3417%
35–4921%
50–6420%
65+19%

Tenure

45%
35%
19%
Own outright45%
Own (mortgage)35%
Private rent19%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

17%
59%
White British17%
White Other9%
Asian60%
Black5%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine13%
No car household14%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent19%
Social rent1%

vs. London

Income vs London+10.0%

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)
2
Largest scheme
112 homes · 354-366, 354-366, Pinner Road, Harrow, HA2 6DZ
Pipeline pressure
NONE

Named schemes (500m)

403, 403, Pinner Road, Harrow, HA1 4HN4 homes
completed
19, 19, Imperial Drive, North Harrow, HA2 7DG3 homes
completed
16, Imperial Drive, Harrow3 homes
completed
28, 28, Elm Drive, Harrow, HA2 7BS3 homes
completed
40, 40, Station Road, North Harrow, HA2 7SE2 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 7BS

Full postcodeHA2 7BS
Postcode districtHA2
BoroughLondon Borough of Harrow
WardNorth Harrow
Latitude51.582105
Longitude-0.362089
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