Wealdstone South · Harrow · Harrow West constituency · 51.59130, -0.32884

HA3 5AZ— Wealdstone South, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 42/100Yield 4.19%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
70
Schools
90
Transport
42
Environment
53
Investment
67

The bottom line

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

The catch: 55 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 5AZ

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+50.0% vs London avg

Deep-dive guides for HA3 5AZ

🛡️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 5AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Elmgrove Primary School & Nursery

Good · Inspected Sept 2023 · 6 min walk

KS2: 104.7

—

Secondary

The Sacred Heart Language College

Not yet inspected · Inspected Nov 2024 · 13 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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.4 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 375.7%

+70% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour21%
Drug offences10%
Burglary9%
Vehicle crime7%
Theft1%
Robbery1%

Stop & search

7.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.6km

Crime is +50% above London average

Property

Prices, sales volume and market trends

Avg floor area60.7 m²

EPC breakdown

C
21%
D
14%
E
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 17%Flat 83%

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£151,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,799
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.2%

Total change

+732%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-36.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 35 sales

Property Type Mix

Total: 35 sales

Terraced20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£94k+86.1%2
Post-dot-com plateau2001–2004£102k£150k+47%3.5
Pre-crash peak2006–2007£162k£186k+14.9%2
GFC & correction2008–2010£185k£174k-6.2%1
Pandemic surge2020–2021£315k£425k+34.9%1
Rate-rise correction2022–2022£420k£420k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2% alpha

Weakest performer

Flat/maisonette

+1.1% alpha

Terraced+2% α
Local
17.2%
District
15.2%
Flat/maisonette+1.1% α
Local
13.6%
District
12.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Harrow & Wealdstone Rail StationSouthern · Lioness
5 min walk
Harrow & WealdstoneNational Rail
5 min walk
Harrow & Wealdstone Underground StationBakerloo
6 min walk
Kenton Rail StationLioness
17 min walk
Kenton Underground StationBakerloo
17 min walk
No bus stops within 400m

28

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★55 min
Waterloo58 min ↑
Canary Wharf69 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

11

Car parks (800m)

3

EV chargers (800m)

Nearest car park264m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Harrow & Wealdstone Station Car Park· yes
397m
🅿️
Peel House Car Park· yes
470m
🅿️
Harrow & Wealdstone Station Car Park· yes
563m
🅿️
Tesco Car Park· no
696m
🅿️
Iceland Customer Car Park· no
774m

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 waterMEDIUM
Medium
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: 13.8 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 25%
More green space than 92% of London

Nearest SSSI: Bentley Priory SSSI — 3.4 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

7 min walk

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

27

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Heat (293 m)

Nearest supermarket594 m
1 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

1

Libraries (1km)

2

Cinemas (2km)

665m

Post office

Nearby shops

Bilal Halal Meat324 m
Stop & Shop329 m
Masons Local386 m
Alqudus Halal Meat406 m

Nearby cafes

The Pantry183 m
The Red Brick Cafe527 m
Nana's Kitchen619 m
Costa696 m

Nearby restaurants

Cooper Thai367 m
Selekt Chicken383 m
naan staap390 m
Qaboli393 m

Nearby pubs

Heat293 m
Barretts428 m
The Three Wishes700 m
Crystal Lounge866 m

Nearby gyms

Harrow Leisure Centre169 m
Anytime Fitness530 m
The Gym613 m
Gold's Gym919 m

Nearby pharmacies

Superdrug1.1 km

Nearby health

Harrow Talking Therapies306 m
Civic Medical Centre752 m
Smile 3601.1 km
Angle House Harrow1.1 km
Food hygiene (5-star)36% of 98

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BEST TECH SOLUTIONS LIMITED
DVN NIGHTS LIMITED
RLM GARAGE LIMITED

Investment

Investment grade, yield and market outlook

67

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 score17/100
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

36.9

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,088m
Crossrail 2 route15,291m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,392 nationally

1,807

Est. population

14,249/km²

64%

Employed

33%

Degree educated

£41,900

Median income

4.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

29%
25%
18%
20%
Under 1829%
18–3425%
35–4918%
50–6420%
65+8%

Tenure

24%
39%
20%
Own outright13%
Own (mortgage)24%
Private rent40%
Social rent20%
Shared ownership3%

Ethnicity

28%
44%
White British11%
White Other28%
Asian44%
Black10%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household35%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent39%
Social rent20%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (3 years)
4
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)
374
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
93 & Former Mortuary and Parks Deposit Site, 93 & Former Mortuary and Parks Deposit Site, Peel Road, Wealdstone, HA3 7QX46 homes
completed
24, 24, Railway Approach, Harrow, HA3 5AA34 homes
completed
104-108, 104-108, CANNING ROAD, HA3 7SW21 homes
completed
Wealdstone service station, Wealdstone service station, Station Road, Wealdstone, HA1 2UF14 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 5AZ

Full postcodeHA3 5AZ
Postcode districtHA3
BoroughLondon Borough of Harrow
WardWealdstone South
Latitude51.591303
Longitude-0.328843
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