Wealdstone South · Harrow · Harrow West constituency · 51.59184, -0.33230

HA3 5AY— Wealdstone South, Harrow

Location and area intelligence for HA3 5AY, Wealdstone South, Harrow

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 50/100Yield 4.19%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
72
Schools
90
Transport
50
Environment
45
Investment
65

The bottom line

HA3 5AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

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Location

HA3 5AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for HA3 5AY

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

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“High-connectivity investment target”

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How HA3 5AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Saint Jerome Church of England Bilingual School

Good · Inspected Nov 2022 · 9 min walk

KS2: 108.1

—

Secondary

The Sacred Heart Language College

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: +0.56A8: 59.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.5 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 175.0%

+39% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences22%
Other15%
Vehicle crime15%
Drug offences13%
Theft4%
Burglary4%
Robbery1%

Stop & search

12.1

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.4km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area54.3 m²

EPC breakdown

C
3%
D
4%
E
1%

Based on 8 properties · Confidence: low

Street mix

Flat 100%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£135,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2023 · CAGR

+6.4%

Total change

+292%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.9%

per year

Acceleration

+33.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£74k£100k+35.1%1
Pre-crash peak2005–2006£200k£200k+0%2.5
Brexit uncertainty2017–2017£260k£260k+0%1
Pandemic surge2020–2020£235k£235k+0%1
Rate-rise correction2022–2023£225k£290k+28.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3% alpha

Flat/maisonette-3% α
Local
0%
District
3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Harrow & Wealdstone Underground StationBakerloo line
1.9 min walk
Harrow & Wealdstone→ Euston· 8 tph
13 min

Nearby stations

Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
2 min walk
Harrow & WealdstoneNational Rail
2 min walk
Harrow & Wealdstone Underground StationBakerloo
3 min walk
Harrow-on-the-Hill Underground StationMetropolitan
18 min walk
Kenton Rail StationLioness
19 min walk
4 bus routes · 7 stops within 400m · 293 buses/hr peak

68

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria ★46 min
Waterloo49 min ↑
Canary Wharf60 min ↑
City52 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

11

Car parks (800m)

3

EV chargers (800m)

Nearest car park159m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Harrow & Wealdstone Station Car Park· yes
159m
🅿️
Peel House Car Park· yes
284m
🅿️
Harrow & Wealdstone Station Car Park· yes
321m
🅿️
Iceland Customer Car Park· no
583m
🅿️
Tesco Car Park· no
674m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 3.3 km

Energy

Solar: 852 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 yield851.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES@VISIONCARE MEDICAL EYE CENTRE, NWL

62-64 HIGH STREET, WEALDSTONE, HA3 7AF

5 min walk

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

9

Parks (1km)

45

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

8

Convenience

Nearest supermarket366 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

355m

Post office

Nearby shops

Masons Local151 m
SP Mart220 m
Stop & Shop264 m
Bilal Halal Meat265 m

Nearby cafes

The Red Brick Cafe315 m
Nana's Kitchen385 m
The Pantry408 m
Kings486 m

Nearby restaurants

Cooper Thai125 m
Golden Fountain175 m
Taste of Asia209 m
Simpsons217 m

Nearby pubs

Heat178 m
Barretts193 m
The Three Wishes528 m
Crystal Lounge686 m

Nearby gyms

Anytime Fitness303 m
Harrow Leisure Centre337 m
The Gym411 m
Gold's Gym971 m

Nearby pharmacies

Superdrug1.1 km

Nearby health

Harrow Talking Therapies232 m
Civic Medical Centre622 m
Virgo Laser Clinic996 m
Raeburn Dental Surgery1.0 km
Food hygiene (5-star)38% of 148

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

65

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

47.3

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,321m
Crossrail 2 route15,531m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,681 nationally

1,245

Est. population

14,576/km²

51%

Employed

34%

Degree educated

£41,900

Median income

7.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

31%
22%
23%
13%
Under 1831%
18–3422%
35–4923%
50–6413%
65+10%

Tenure

19%
16%
32%
29%
Own outright19%
Own (mortgage)16%
Private rent32%
Social rent29%
Shared ownership2%
Rent free1%

Ethnicity

14%
15%
46%
White British14%
White Other15%
Asian46%
Black13%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine21%
No car household45%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent32%
Social rent29%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
Harrow and Wealdstone
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.7bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
391
Largest scheme
222 homes · 55-59, 55-59, Palmerston Road, Wealdstone, HA3 7RR
Pipeline pressure
NONE

Named schemes (500m)

55-59, 55-59, Palmerston Road, Wealdstone, HA3 7RR222 homes
completed
5-11 & 37-41, 9, Palmerston Road, Masons Avenue, Harrow, HA3 7RR186 homes
completed
Wealdstone Youth Centre and library, adjacent to 1, Wealdstone Youth Centre and library, adjacent to 1, Grant Road, George Gange Way, Wealdstone, HA3 7SD97 homes
completed
Canning Road, HA3 7TS73 homes
completed
14-20, 14-20, High Street, Wealdstone, HA3 7AA63 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
14.5%
Ward turnout
74%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
6,642
Constituency
Harrow West

Councillors

Angella Murphy-StrachanLabour and Co-operative Party
Yusuf YusufLabour and Co-operative Party

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Key facts for HA3 5AY

Full postcodeHA3 5AY
Postcode districtHA3
BoroughLondon Borough of Harrow
WardWealdstone South
Latitude51.591838
Longitude-0.332303
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