Wealdstone South · Harrow · Harrow West constituency · 51.59544, -0.32417

HA3 7PL— Wealdstone South, Harrow

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

 

Schools 100%Safety 74/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
48
Safety
74
Schools
90
Transport
27
Environment
46
Investment
44

The bottom line

HA3 7PL 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 7PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for HA3 7PL

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

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How HA3 7PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Mar 2024 · 6 min walk

KS2: 109.4

—

Secondary

The Sacred Heart Language College

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.56A8: 59.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.9 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 416.0%

+17% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour21%
Other16%
Vehicle crime12%
Burglary9%
Drug offences7%
Theft6%
Robbery3%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.1km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA3 district median

£430,000

Based on 106 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,085/m²
Price per ft²£565/ft²
Avg floor area90.1 m²

EPC breakdown

C
6%
D
17%
E
9%
F
2%
G
1%

Based on 35 properties · Confidence: high

Street mix

Semi 27%Terraced 59%Detached 7%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£225,250
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

1995–2025 · CAGR

+6.4%

Total change

+544%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-31.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 44 sales

Property Type Mix

Total: 44 sales

Detached6.8%
Semi-detached27.3%
Terraced59.1%
Flat/maisonette6.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£124k+45.3%1.3
Post-dot-com plateau2001–2003£169k£232k+37%3.7
Pre-crash peak2005–2006£249k£247k-0.6%2
GFC & correction2010–2012£275k£288k+4.5%1
Help-to-Buy recovery2013–2016£306k£486k+58.7%2.2
Brexit uncertainty2017–2019£535k£455k-15%2
Pandemic surge2021–2021£518k£518k+0%2
Rate-rise correction2022–2023£525k£625k+19%1
Current market2025–2025£547k£547k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Weakest performer

Semi-detached

-1.2% alpha

Terraced+1% α
Local
9.8%
District
8.8%
Semi-detached-1.2% α
Local
3.9%
District
5.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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

Nearby stations

Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
10 min walk
Harrow & WealdstoneNational Rail
10 min walk
Harrow & Wealdstone Underground StationBakerloo
11 min walk
Kenton Rail StationLioness
20 min walk
Kenton Underground StationBakerloo
20 min walk
No bus stops within 400m

16

Walkability score

25

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park336m
Santander docks (800m)0
Nearest cycle dock8.8 km

Nearby car parks

🅿️
Peel House Car Park· yes
677m
🅿️
Belmont Roundabout Parking· yes
785m

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 AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 2.9 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

THE CIRCLE PRACTICE

BELMONT HEALTH CENTRE, 516 KENTON LANE, HA3 7LT

8 min walk

53%

Recommend GP

53%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Belmont (676 m)

No restaurants within 800m — nearest: Rin Sushi (733 m)

Nearest supermarket845 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

0

Libraries (1km)

1

Cinemas (2km)

794m

Post office

Nearby shops

Stop 'N' Shop327 m
SP Mart720 m
Belmont Superstore725 m
Masons Local736 m

Nearby cafes

The Pantry417 m
Costa731 m
The Red Brick Cafe757 m

Nearby restaurants

Rin Sushi733 m
Belmont Bay735 m
Bunify739 m
Cooper Thai745 m

Nearby pubs

The Belmont676 m
Life of Reilly735 m
Barretts759 m
The Three Wishes761 m

Nearby gyms

Harrow Leisure Centre394 m

Nearby pharmacies

ProCare Pharmacy746 m

Nearby health

WhiteStar Dental Practice621 m
Belmont Health Centre673 m
Harrow Talking Therapies855 m
Food hygiene (5-star)67% of 12

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

GORTECH SECURITY LTD
MVS DRYLINING LTD
R&C ELECTRICAL AND PROPERTY SERVICES LTD

Investment

Investment grade, yield and market outlook

44

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

34.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,083m
Crossrail 2 route15,225m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,368 nationally

1,928

Est. population

8,260/km²

59%

Employed

35%

Degree educated

£41,900

Median income

7.9%

Claimant rate

SuburbanHigh densityEstablished mixed

39

Community stability

Age profile

26%
20%
23%
18%
13%
Under 1826%
18–3420%
35–4923%
50–6418%
65+14%

Tenure

25%
24%
37%
Own outright25%
Own (mortgage)24%
Private rent37%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

20%
22%
38%
White British20%
White Other22%
Asian38%
Black9%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household29%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent13%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
1
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)
8
Largest scheme
111 homes · MOUNTVIEW HIGH SCHOOL, MOUNTVIEW HIGH SCHOOL, FISHER ROAD, HA3 7JR
Pipeline pressure
NONE

Named schemes (500m)

FORMER ALLOTMENTS, FORMER ALLOTMENTS, CHRISTCHURCH AVENUE, HA3 5BD26 homes
completed
LAND REAR OF, LAND REAR OF, BURNHAM CLOSE, HA3 5BD12 homes
completed
9, 9, Sancroft Road, Harrow, HA3 7NX3 homes
completed
74, 74, Belmont Road, Harrow, HA3 7PN2 homes
completed
92, Belmont Road, Harrow, HA3 7PW2 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 7PL

Full postcodeHA3 7PL
Postcode districtHA3
BoroughLondon Borough of Harrow
WardWealdstone South
Latitude51.595436
Longitude-0.324172
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