Headstone · Harrow · Harrow West constituency · 51.59612, -0.36470

HA5 5SN— Headstone, Harrow

Location and area intelligence for HA5 5SN, Headstone, Harrow

The family fortress

 

Schools 100%Safety 87/100Transport 22/100Low yield 2.65%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
87
Schools
95
Transport
22
Environment
53
Investment
36

The bottom line

HA5 5SN 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: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA5 5SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+24.3% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for HA5 5SN

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA5 5SN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Pinner Park Primary School

Good · Inspected Mar 2024 · 5 min walk

KS2: 107.7

★★★

Secondary

Nower Hill High School

Outstanding · Inspected Nov 2023 · 8 min walk

P8: +0.62A8: 58.0

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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.4 incidents per 1,000 residents

Better than 80% of London
→ Stable

-51% vs borough

Crime by type

Other22%
Violence & sexual offences20%
Anti-social behaviour18%
Vehicle crime14%
Drug offences12%
Theft6%
Robbery4%
Burglary2%

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 · 570m

Crime is 56% below London average

Property

Prices, sales volume and market trends

Avg floor area119.2 m²

EPC breakdown

C
5%
D
9%
E
6%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 88%Terraced 9%Detached 3%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£298,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2022 · CAGR

+7%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-6.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached88.2%
Terraced8.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£124k£203k+64.4%1.2
Post-dot-com plateau2001–2003£250k£250k+0%2
Pre-crash peak2005–2007£290k£332k+14.5%1.7
GFC & correction2008–2011£405k£440k+8.6%1.3
Help-to-Buy recovery2013–2016£422k£625k+48.2%1.5
Brexit uncertainty2018–2019£598k£560k-6.3%1.5
Pandemic surge2020–2021£711k£740k+4.2%2
Rate-rise correction2022–2022£720k£720k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
7.5%
District
7.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
North Harrow Underground StationMetropolitan line
14.8 min walk
Headstone Lane

Nearby stations

Headstone Lane Rail StationLioness
11 min walk
Headstone LaneNational Rail
11 min walk
Pinner Underground StationMetropolitan
15 min walk
North Harrow Underground StationMetropolitan
16 min walk
Hatch End Rail StationLioness
19 min walk
No bus stops within 400m

5

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria62 min ↑
Waterloo63 min ↑
Canary Wharf71 min ↑
City68 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park487m
Santander docks (800m)0
Nearest cycle dock11.1 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: 16.2 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Harrow Weald SSSI — 3.3 km

Energy

Solar: 853 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 yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HEADSTONE LANE MEDICAL CENTRE

238 HEADSTONE LANE, NORTH HARROW, HA2 6LY

8 min walk

83%

Recommend GP

83%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

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

32

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: McCafferty's Bar (1.0 km)

No restaurants within 800m — nearest: Oriental Express (818 m)

Nearest supermarketway4save Harrow · 1.2 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)

1.1km

Post office

Nearby shops

Tesco Express895 m
Londis1.0 km
D T Food & Wine1.0 km
Emma Market1.0 km

Nearby cafes

The Moat Cafe and Visitor Centre755 m
Sunrise Cafe839 m

Nearby restaurants

Oriental Express818 m
Shayona826 m
Farmhouse Pizza834 m
La Pino'z Pizza865 m

Nearby pubs

McCafferty's Bar1.0 km
The Three Wishes1.1 km
Letchford Arms1.1 km

Nearby gyms

Harrow Saint Mary's Cricket Club993 m
The Gym1.1 km

Nearby health

Imperial Dental Care1.0 km
Food hygiene (5-star)33% of 3

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

ECI ENTERPRISE LTD
HHSD LIMITED
MERLIN ANALYTICS LIMITED

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score18/100
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

33.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,473m
Crossrail 2 route17,757m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,917 nationally

1,726

Est. population

3,970/km²

61%

Employed

54%

Degree educated

£52,200

Median income

2.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
13%
24%
19%
20%
Under 1824%
18–3413%
35–4924%
50–6419%
65+20%

Tenure

41%
40%
15%
Own outright41%
Own (mortgage)40%
Private rent15%
Social rent3%
Shared ownership1%
Rent free0%

Ethnicity

31%
47%
White British31%
White Other9%
Asian47%
Black2%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine10%
No car household16%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Private rent15%
Social rent3%

vs. London

Income vs London+24.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
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)
0
Largest scheme
3 homes · 27, 27, Headstone Lane, Harrow, HA2 6JJ
Pipeline pressure
NONE

Named schemes (500m)

58, 58, Headstone Lane, Harrow, HA2 6HH2 homes
completed
52, 52, Headstone Lane, HA2 6HH2 homes
completed
5, 5, Elmcroft Crescent, Harrow, HA2 6HL1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
12.1%
Ward turnout
127%
Election year
2026
MP
Gareth Thomas (Labour (Co-op))
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Raymond Stuart GrantConservative
Arunasalam RajConservative
Meera Sonecha VadherConservative

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Key facts for HA5 5SN

Full postcodeHA5 5SN
Postcode districtHA5
BoroughLondon Borough of Harrow
WardHeadstone
Latitude51.596125
Longitude-0.364703
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