Harrow Weald · Harrow · Harrow East constituency · 51.60874, -0.33014

HA3 6AR— Harrow Weald, Harrow

Location and area intelligence for HA3 6AR, Harrow Weald, Harrow

The family fortress

 

Schools 100%Safety 85/100Transport 9/100Yield 4.19%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
85
Schools
100
Transport
9
Environment
58
Investment
52

The bottom line

HA3 6AR 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: 66 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 6AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for HA3 6AR

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA3 6AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Weald Rise Primary School

Not yet inspected · 2 min walk

KS2: 104.0

★★★

Secondary

Bentley Wood High School

Outstanding · Inspected Nov 2023 · 12 min walk

P8: +0.92A8: 57.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.2 incidents per 1,000 residents

Better than 74% of London
→ Stable

-37% vs borough

Crime by type

Anti-social behaviour30%
Other26%
Violence & sexual offences20%
Vehicle crime10%
Burglary8%
Drug offences3%
Theft3%
Robbery0%

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) · 2.3km

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area103.3 m²

EPC breakdown

C
4%
D
3%

Based on 7 properties · Confidence: low

Street mix

Semi 11%Terraced 22%Detached 33%Flat 33%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£258,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2017 · CAGR

+6.8%

Total change

+207%

Market Activity

Price Velocity & Acceleration

Current Velocity

+279.0%

per year

Acceleration

+323.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Detached42.9%
Semi-detached14.3%
Terraced14.3%
Flat/maisonette28.6%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£250k£250k+0%1
Post-dot-com plateau2002–2004£157k£300k+91.1%1
GFC & correction2010–2010£365k£365k+0%1
Help-to-Buy recovery2013–2013£203k£203k+0%1
Brexit uncertainty2017–2017£768k£768k+0%1

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 & WealdstoneWest Midlands Trains line
22.4 min walk
Harrow & Wealdstone→ Euston· 8 tph
13 min

Nearby stations

Harrow & Wealdstone Underground StationBakerloo
23 min walk
Harrow & WealdstoneNational Rail
23 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
23 min walk
Headstone Lane Rail StationLioness
25 min walk
Stanmore Underground StationJubilee
28 min walk
No bus stops within 400m

3

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria69 min ↑
Waterloo70 min ↑
Canary Wharf78 min ↑
City ★66 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock9.7 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: 15.1 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 25%
More green space than 97% of London

Nearest SSSI: Bentley Priory SSSI — 1.4 km

Energy

Solar: 850 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 yield850.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE CIRCLE PRACTICE

BELMONT HEALTH CENTRE, 516 KENTON LANE, HA3 7LT

13 min walk

53%

Recommend GP

53%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

8

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duck in the Pond (515 m)

Nearest supermarket1.7 km
5 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

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

J. P. Supermarket798 m
Wenzel's802 m
Harrow Weald819 m
Harrow Weald Local844 m

Nearby cafes

Gino's Cafe796 m
Girnar Cafe851 m
Sunrise Café852 m
Progress858 m

Nearby restaurants

Atlantis Fish & Chips525 m
KFC693 m
Bombay Central800 m
Subway808 m

Nearby pubs

Duck in the Pond515 m
The Laurels854 m

Nearby gyms

Harrow Weald Lawn Tennis Club629 m

Nearby pharmacies

WellCare Pharmacy824 m

Nearby health

Poland Medical827 m
Harrow Weald Dental Practice845 m
Food hygiene (5-star)47% of 15

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

A

High street health

Investment

Investment grade, yield and market outlook

52

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

17.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,300m
Crossrail 2 route16,347m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,850 nationally

1,685

Est. population

6,012/km²

52%

Employed

41%

Degree educated

£46,200

Median income

6.0%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

20%
16%
19%
18%
26%
Under 1820%
18–3416%
35–4919%
50–6418%
65+26%

Tenure

37%
26%
22%
13%
Own outright37%
Own (mortgage)26%
Private rent22%
Social rent13%
Shared ownership2%

Ethnicity

31%
15%
33%
White British31%
White Other15%
Asian33%
Black8%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine15%
No car household24%
Unemployed2%
No qualifications20%

Housing tenure (Census 2021)

Private rent22%
Social rent13%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
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)
2
Largest scheme
25 homes · 665-677, 665-677, KENTON LANE, HA3 6AS
Pipeline pressure
NONE

Named schemes (500m)

665-677, 665-677, KENTON LANE, HA3 6AS25 homes
completed
RADNOR COURT, 615-637, RADNOR COURT, 615-637, KENTON LANE, HA3 7HL24 homes
completed
74-78, 74-78, ELMS ROAD, HA3 6BS12 homes
completed
657-661, 657-661, KENTON LANE, HA3 6AS10 homes
completed
95, 95, Gordon Avenue, Stanmore, HA7 3QR4 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 6AR

Full postcodeHA3 6AR
Postcode districtHA3
BoroughLondon Borough of Harrow
WardHarrow Weald
Latitude51.608739
Longitude-0.330138
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