Harrow Weald · Harrow · Harrow East constituency · 51.60424, -0.34804

HA3 5LB— Harrow Weald, Harrow

Location and area intelligence for HA3 5LB, Harrow Weald, Harrow

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 24/100Yield 4.19%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
60
Transport
24
Environment
44
Investment
54

The bottom line

HA3 5LB 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: 64 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 5LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for HA3 5LB

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA3 5LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cedars Manor School

Not yet inspected · Inspected Apr 2025 · 4 min walk

KS2: 104.1

—

Secondary

Hatch End High School

Not yet inspected · 8 min walk

P8: -0.02A8: 44.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.5 incidents per 1,000 residents

Better than 68% of London
↑ Rising 3450.0%

from a low base — still below London average

-24% vs borough

Crime by type

Violence & sexual offences28%
Vehicle crime21%
Other18%
Anti-social behaviour15%
Burglary8%
Drug offences4%
Theft4%
Robbery0%

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 · 1.9km

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area81 m²

EPC breakdown

C
2%
D
6%

Based on 8 properties · Confidence: low

Street mix

Semi 83%Terraced 8%Flat 8%

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£202,500
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

1995–2022 · CAGR

+7.9%

Total change

+679%

Market Activity

Price Velocity & Acceleration

Current Velocity

+201.3%

per year

Acceleration

+230.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached83.3%
Terraced8.3%
Flat/maisonette8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£113k+53.7%1.7
Post-dot-com plateau2004–2004£226k£226k+0%1
GFC & correction2008–2012£255k£275k+7.8%1
Help-to-Buy recovery2013–2014£270k£190k-29.6%1
Rate-rise correction2022–2022£573k£573k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
7.9%
District
7.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
19.1 min walk
Headstone Lane

Nearby stations

Headstone Lane Rail StationLioness
8 min walk
Headstone LaneNational Rail
8 min walk
Hatch End Rail StationLioness
19 min walk
Harrow & Wealdstone Underground StationBakerloo
20 min walk
Harrow & Wealdstone Rail StationSouthern · Lioness
20 min walk
No bus stops within 400m

7

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★64 min
Victoria65 min ↑
Waterloo66 min ↑
Canary Wharf74 min ↑
City71 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park619m
Santander docks (800m)0
Nearest cycle dock10.5 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: 15.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 2.1 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

ASPRI MEDICAL CENTRE

1 LONG ELMES, HARROW WEALD, HA3 5LE

4 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Laurels (581 m)

No restaurants within 800m — nearest: Subway (544 m)

Nearest supermarket1.4 km
1 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)

0

Cinemas (2km)

546m

Post office

Nearby shops

Wenzel's543 m
J. P. Supermarket545 m
Harrow Weald547 m
Harrow Weald Local563 m

Nearby cafes

Elmes Cafe540 m
Gino's Cafe546 m
Sunrise Café578 m
Girnar Cafe669 m

Nearby restaurants

Subway544 m
Kemps BBQ547 m
Tiger Dragon571 m
Chicken Cottage587 m

Nearby pubs

The Laurels581 m
Letchford Arms755 m

Nearby gyms

Harrow Weald Lawn Tennis Club716 m
Bannister Outdoor Sports Centre894 m

Nearby pharmacies

WellCare Pharmacy548 m

Nearby health

Enderley Road Medical Centre537 m
Poland Medical553 m
Harrow Weald Dental Practice567 m
Raeburn Dental Surgery808 m
Food hygiene (5-star)43% of 7

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

PANECTAR LLP

Investment

Investment grade, yield and market outlook

54

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

21.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,998m
Crossrail 2 route17,145m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,372 nationally

1,631

Est. population

11,332/km²

59%

Employed

37%

Degree educated

£46,200

Median income

4.6%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

28%
18%
21%
20%
Under 1828%
18–3418%
35–4921%
50–6420%
65+12%

Tenure

26%
32%
27%
15%
Own outright26%
Own (mortgage)32%
Private rent27%
Social rent15%
Shared ownership0%

Ethnicity

22%
16%
36%
White British22%
White Other16%
Asian36%
Black12%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household17%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent27%
Social rent15%

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)
5
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
23 homes · 1-28, EXCLUDING 27, 1-28, EXCLUDING 27, WHITTLESEA ROAD, HA3 6LR
Pipeline pressure
NONE

Named schemes (500m)

1-28, EXCLUDING 27, 1-28, EXCLUDING 27, WHITTLESEA ROAD, HA3 6LR23 homes
completed
The Box Tree Public House, The Box Tree Public House, Boxtree Lane, Harrow Weald, HA3 6JH14 homes
completed
106 - 108, 106 - 108, Weald Lane, Harrow, HA3 5EZ11 homes
completed
The Leaping Frog, The Leaping Frog, Carmelite Road, Harrow, HA3 5LS9 homes
completed
65, 65, Hampden Road, Harrow, HA3 5PS2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.8%
Ward turnout
109%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Pritesh PatelConservative
Stephen GreekConservative
Michael RavenConservative

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Key facts for HA3 5LB

Full postcodeHA3 5LB
Postcode districtHA3
BoroughLondon Borough of Harrow
WardHarrow Weald
Latitude51.604236
Longitude-0.348036
Parliamentary constituencyHarrow East
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