Wealdstone South · Harrow · Harrow West constituency · 51.59190, -0.32819

HA3 5BB— Wealdstone South, Harrow

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

 

Schools 100%Safety 70/100Transport 32/100Yield 4.19%

Best for: Families

Compare areas

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

Liveability
55
Safety
70
Schools
90
Transport
32
Environment
53
Investment
57

The bottom line

HA3 5BB 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.

Check your dealbreakers

Toggle the things that matter to you — see how HA3 5BB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA3 5BB meets your needs.

Location

HA3 5BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 5BB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA3 5BB with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
Share:WhatsAppShare on X

How HA3 5BB 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 38 min walk

5 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.5km

Crime is +50% above London average

Property

Prices, sales volume and market trends

Avg floor area59.5 m²

EPC breakdown

C
8%
D
16%
E
2%
G
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 2%Flat 92%Other 7%

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£148,750
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

1995–2023 · CAGR

+6.3%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.3%

per year

Acceleration

+16.17

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 54 sales

Property Type Mix

Total: 54 sales

Terraced1.9%
Flat/maisonette98.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£98k+88.4%2
Post-dot-com plateau2001–2004£105k£170k+61.4%4.2
Pre-crash peak2005–2006£178k£170k-4.2%2.5
GFC & correction2008–2012£205k£205k-0.2%1.6
Help-to-Buy recovery2013–2016£189k£295k+56.1%2
Pandemic surge2020–2020£325k£325k+0%1
Rate-rise correction2022–2023£280k£287k+2.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
8.7%
District
8.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing3
Trend Position100

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
5.3 min walk
Harrow & Wealdstone→ Euston· 8 tph
13 min

Nearby stations

Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
6 min walk
Harrow & WealdstoneNational Rail
6 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

26

Walkability score

28

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 park193m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Harrow & Wealdstone Station Car Park· yes
443m
🅿️
Peel House Car Park· yes
464m
🅿️
Harrow & Wealdstone Station Car Park· yes
584m
🅿️
Iceland Customer Car Park· no
761m
🅿️
Tesco Car Park· no
776m

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: 13.8 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 52%
More green space than 92% of London

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

7 min walk

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

22

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Heat (364 m)

Nearest supermarket604 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)

736m

Post office

Nearby shops

Stop 'N' Shop369 m
Bilal Halal Meat402 m
Stop & Shop406 m
Masons Local407 m

Nearby cafes

The Pantry123 m
The Red Brick Cafe530 m
Nana's Kitchen634 m
Kings761 m

Nearby restaurants

Cooper Thai394 m
Golden Fountain429 m
Selekt Chicken463 m
Taste of Asia463 m

Nearby pubs

Heat364 m
Barretts447 m
The Three Wishes681 m
Crystal Lounge847 m

Nearby gyms

Harrow Leisure Centre89 m
Anytime Fitness541 m
The Gym609 m
Gold's Gym992 m

Nearby health

Harrow Talking Therapies382 m
Civic Medical Centre828 m
Food hygiene (5-star)36% of 77

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

E

High street health

Registered businesses

CHRISTCHURCH FREEHOLD PROPERTY LIMITED
GREYMATTERSOFTWARE LTD
KNA TRADING LIMITED
MARIE SIMPSON CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

57

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 score16/100
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

31.6

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,087m
Crossrail 2 route15,281m

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

SuburbanHigh 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)
369
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
FORMER ALLOTMENTS, FORMER ALLOTMENTS, CHRISTCHURCH AVENUE, HA3 5BD26 homes
completed
104-108, 104-108, CANNING ROAD, HA3 7SW21 homes
completed
54-56, 54-56, BYRON ROAD, PEEL ROAD (91), HA3 7SS12 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

Live in HA3 5BB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA3 5BB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

Similar postcodes

Frequently asked questions

📍 Track HA3 5BB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA3 5BB

Full postcodeHA3 5BB
Postcode districtHA3
BoroughLondon Borough of Harrow
WardWealdstone South
Latitude51.591896
Longitude-0.328186
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