Wealdstone South · Harrow · Harrow West constituency · 51.59720, -0.32899

HA3 7JE— Wealdstone South, Harrow

Location and area intelligence for HA3 7JE, Wealdstone South, Harrow

The practical family move

 

Schools 100%Safety 80/100Transport 33/100Yield 4.19%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
80
Schools
90
Transport
33
Environment
46
Investment
62

The bottom line

HA3 7JE 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: 55 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA3 7JE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for HA3 7JE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How HA3 7JE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Belmont School

Good · Inspected Mar 2024 · 4 min walk

KS2: 104.4

—

Secondary

The Sacred Heart Language College

Not yet inspected · Inspected Nov 2024 · 7 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 · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.3 incidents per 1,000 residents

Better than 78% of London
↑ Rising 407.7%

from a low base — still below London average

-46% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour17%
Other17%
Drug offences14%
Burglary11%
Theft6%
Vehicle crime5%
Robbery3%

Stop & search

0.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.3km

Crime is 52% below London average

Property

Prices, sales volume and market trends

Avg floor area80.8 m²

EPC breakdown

C
5%
D
17%
E
4%
F
4%
G
1%

Based on 31 properties · Confidence: high

Street mix

Semi 81%Terraced 19%

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£202,000
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, 200 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

1995–2023 · CAGR

+7.1%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.1%

per year

Acceleration

-32.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached80.8%
Terraced19.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£169k+132%1.3
Post-dot-com plateau2004–2004£264k£264k+0%2
Pre-crash peak2005–2007£300k£260k-13.2%1.7
GFC & correction2008–2010£268k£290k+8.2%1
Help-to-Buy recovery2013–2016£285k£434k+52.2%1.3
Brexit uncertainty2017–2019£455k£451k-0.9%1
Rate-rise correction2022–2023£550k£495k-10.1%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
11.2%
District
11.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harrow & Wealdstone Underground StationBakerloo line
8.2 min walk
Harrow & Wealdstone→ Euston· 8 tph
13 min

Nearby stations

Harrow & WealdstoneNational Rail
8 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
9 min walk
Harrow & Wealdstone Underground StationBakerloo
9 min walk
Kenton Rail StationLioness
24 min walk
Kenton Underground StationBakerloo
24 min walk
No bus stops within 400m

26

Walkability score

17

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park467m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Peel House Car Park· yes
467m
🅿️
Iceland Customer Car Park· no
526m
🅿️
Harrow & Wealdstone Station Car Park· yes
669m
🅿️
Harrow & Wealdstone Station Car Park· yes
735m

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: 14.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 2.7 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

6 min walk

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

24

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Wishes (434 m)

Nearest supermarket607 m
2 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)

1

Cinemas (2km)

588m

Post office

Nearby shops

Stop 'N' Shop224 m
Fotoor Bakery440 m
SP Mart543 m
Masons Local599 m

Nearby cafes

Costa436 m
The Red Brick Cafe531 m
The Pantry609 m
Nana's Kitchen649 m

Nearby restaurants

Rin Sushi416 m
Banju435 m
Pizza Hub441 m
Pizza Chalet443 m

Nearby pubs

The Three Wishes434 m
Crystal Lounge534 m
Barretts600 m
The Belmont763 m

Nearby gyms

The Gym512 m
Harrow Leisure Centre519 m
Anytime Fitness586 m

Nearby health

WhiteStar Dental Practice659 m
Virgo Laser Clinic677 m
Belmont Health Centre724 m
Raeburn Dental Surgery727 m
Food hygiene (5-star)43% of 79

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

DEAN EDUCATION & NETWORKING CIC
KARIN HARVEST LTD
MODERN TRADING & SERVICES LLP
PAEDS DENTAL SERVICES LTD
PLUTO CONSULTANCY LTD

+3 more

Investment

Investment grade, yield and market outlook

62

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 score18/100
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

30.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,468m
Crossrail 2 route15,611m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,783 nationally

2,107

Est. population

15,780/km²

54%

Employed

34%

Degree educated

£41,900

Median income

7.2%

Claimant rate

Inner cityVery high densityMixed

42

Community stability

Age profile

25%
20%
21%
16%
18%
Under 1825%
18–3420%
35–4921%
50–6416%
65+18%

Tenure

32%
26%
38%
Own outright32%
Own (mortgage)26%
Private rent38%
Social rent3%
Shared ownership2%

Ethnicity

14%
20%
44%
White British14%
White Other20%
Asian44%
Black11%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household29%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Private rent38%
Social rent3%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (3 years)
3
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)
307
Largest scheme
222 homes · 55-59, 55-59, Palmerston Road, Wealdstone, HA3 7RR
Pipeline pressure
NONE

Named schemes (500m)

MOUNTVIEW HIGH SCHOOL, MOUNTVIEW HIGH SCHOOL, FISHER ROAD, HA3 7JR111 homes
completed
93 & Former Mortuary and Parks Deposit Site, 93 & Former Mortuary and Parks Deposit Site, Peel Road, Wealdstone, HA3 7QX46 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
53-59, 53-59, CANNING ROAD, HA3 7SP12 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 7JE

Full postcodeHA3 7JE
Postcode districtHA3
BoroughLondon Borough of Harrow
WardWealdstone South
Latitude51.597195
Longitude-0.328988
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