Wealdstone South · Harrow · Harrow West constituency · 51.59573, -0.33207

HA3 7SB— Wealdstone South, Harrow

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

High-connectivity investment target

 

Schools 100%Safety 60/100Transport 46/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
54
Safety
60
Schools
90
Transport
46
Environment
45
Investment
57

The bottom line

HA3 7SB offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Families.

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Location

HA3 7SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+141.0% vs London avg

Deep-dive guides for HA3 7SB

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

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“High-connectivity investment target”

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How HA3 7SB 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 · 7 min walk

KS2: 104.4

—

Secondary

The Sacred Heart Language College

Not yet inspected · Inspected Nov 2024 · 6 min walk

P8: +0.56A8: 59.8

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

156.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 312.0%

+173% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour17%
Theft7%
Vehicle crime7%
Drug offences7%
Robbery5%
Burglary3%

Stop & search

11.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.4km

Crime is +141% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,406/m²
Price per ft²£595/ft²
Avg floor area62.8 m²

EPC breakdown

A
1%
C
24%
D
23%
E
4%
G
1%

Based on 53 properties · Confidence: high

Street mix

Semi 5%Terraced 67%Flat 28%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£157,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

-0.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached5.3%
Terraced70.2%
Flat/maisonette24.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£125k+101.6%3.2
Post-dot-com plateau2001–2004£148k£168k+13.5%2.8
Pre-crash peak2005–2007£145k£250k+73%2.3
GFC & correction2008–2012£239k£135k-43.5%1.5
Help-to-Buy recovery2013–2016£240k£365k+51.8%2.3
Brexit uncertainty2018–2019£439k£550k+25.3%1.5
Pandemic surge2020–2021£408k£363k-11%1.5
Current market2024–2025£410k£460k+12.2%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-1% alpha

Terraced-0.1% α
Local
6.4%
District
6.5%
Flat/maisonette-1% α
Local
6.2%
District
7.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Harrow & Wealdstone Underground StationBakerloo line
5.3 min walk
Harrow & Wealdstone→ Euston· 8 tph
13 min

Nearby stations

Harrow & WealdstoneNational Rail
5 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
5 min walk
Harrow & Wealdstone Underground StationBakerloo
6 min walk
Kenton Rail StationLioness
23 min walk
Harrow-on-the-Hill Underground StationMetropolitan
23 min walk
No bus stops within 400m

51

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria ★46 min
Waterloo49 min ↑
Canary Wharf60 min ↑
City52 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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park203m
Santander docks (800m)0
Nearest cycle dock9.2 km

Nearby car parks

🅿️
Peel House Car Park· yes
203m
🅿️
Iceland Customer Car Park· no
313m
🅿️
Harrow & Wealdstone Station Car Park· yes
401m
🅿️
Harrow & Wealdstone Station Car Park· yes
493m

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: 14.3 km away✗ Not Green Belt✗ Not AONB12% 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

PES@VISIONCARE MEDICAL EYE CENTRE, NWL

62-64 HIGH STREET, WEALDSTONE, HA3 7AF

3 min walk

6

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

35

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarket338 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

319m

Post office

Nearby shops

Fotoor Bakery230 m
Stop 'N' Shop230 m
SP Mart286 m
Masons Local353 m

Nearby cafes

Costa237 m
The Red Brick Cafe263 m
Nana's Kitchen381 m
Kings553 m

Nearby restaurants

Rin Sushi186 m
Banju228 m
Pizza Hub231 m
Rainbow Indian Street Food237 m

Nearby pubs

The Three Wishes216 m
Barretts346 m
Crystal Lounge368 m
Heat611 m

Nearby gyms

The Gym249 m
Anytime Fitness318 m
Harrow Leisure Centre465 m

Nearby health

Virgo Laser Clinic622 m
Harrow Talking Therapies665 m
Raeburn Dental Surgery677 m
Civic Medical Centre1.0 km
Food hygiene (5-star)37% of 111

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

ALPHAA CONSTRUCTIONS LIMITED
BDC LTD
BLACKSMITH (UK) LIMITED
CN SUPPLIES LIMITED
IV PROPERTY DEVELOPMENT LIMITED

+3 more

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

49

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,550m
Crossrail 2 route15,719m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,590 nationally

2,632

Est. population

8,508/km²

61%

Employed

44%

Degree educated

£41,900

Median income

9.4%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

26%
25%
24%
14%
Under 1826%
18–3425%
35–4924%
50–6414%
65+11%

Tenure

20%
19%
42%
Own outright20%
Own (mortgage)19%
Private rent42%
Social rent13%
Shared ownership6%

Ethnicity

14%
22%
39%
White British14%
White Other22%
Asian39%
Black12%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household43%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent42%
Social rent13%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Planning apps (3 years)
7
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)
312
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
5-11 & 37-41, 9, Palmerston Road, Masons Avenue, Harrow, HA3 7RR186 homes
completed
Wealdstone Youth Centre and library, adjacent to 1, Wealdstone Youth Centre and library, adjacent to 1, Grant Road, George Gange Way, Wealdstone, HA3 7SD97 homes
completed
Canning Road, HA3 7TS73 homes
completed
14-20, 14-20, High Street, Wealdstone, HA3 7AA63 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 7SB

Full postcodeHA3 7SB
Postcode districtHA3
BoroughLondon Borough of Harrow
WardWealdstone South
Latitude51.595728
Longitude-0.332073
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