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Neighbourhood profile
Hatch End
Harrow, London
PocketsHatch End North (Shaftesbury Playing Fields · Oxhey Lane · south-west)Hatch End South (Hatch End Playing Field · Hatch End Riverside Park · River Pinn)
Hatch End sits in the far north-west of Harrow, where the borough borders Hertfordshire and the London Overground line ends at Watford Junction. The entire ward falls inside a conservation area and the listed-building set includes the Grade II Woodhall Farmhouse, the Grade II Church of St Anselm and the Grade II Oxhey Lane Farmhouse — three entries that carry the old village and farmstead history. Safety scores are high at 81 and pollution scores are strong at 71. Fourteen outstanding-rated schools sit within reach and the food and nonFood venue counts are both respectable. The drawbacks are the familiar outer-suburban ones. Public-transport access is only moderate, anchored by Hatch End station on the London Overground and Southern, and green space is thin at 19 hectares with Hatch End Playing Field the largest single site. The market score reflects pricing for the quiet end of outer London rather than outright affordability.
- Strongest80Safety
Low recorded crime relative to the rest of London
- Also strong71Air & Quiet
Clean air and low ambient noise by London standards
- Watch out0Area development
Little recent major-development activity
At a glance
- Limited public-transport access
- 5 listed buildings
- 100% covered by a conservation area
- 4 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Hatch End Playing Field (4.7 hectares)
- 78 open venues (39 food and drink, 39 other)
6 pockets across 2 named areas · coloured by overall score.See on full map ↗
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Hatch End, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
47Better than 44% of London
How scores work - Purchase affordability50
- Rent affordability35
- Price momentum (5yr)43
- Activity (turnover)56
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Hatch End: 72 sales recorded (2025)32-yr price trend £—
Safety
80Better than 96% of London
- Personal safety83
- Property crime77
- Anti-social behaviour80
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Hatch End: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
25Better than 5% of London
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Hatch End: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
71Better than 85% of London
- Air quality92
- Quietness40
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
14Better than 18% of London
- Nightlife0
- Dining7
- Arts & culture0
- Retail & shops7
- Sports & recreation7
- Independent scene21
- Vitality (openings, diversity)31
78 open venues nearby — 39 food & drink, 39 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Hatch End: the mix behind 78 open venues—% independent
Education
52Better than 45% of London
- Primary schools44
- Secondary schools60
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Hatch End: 1 school, with its inspection record
Heritage
46Better than 63% of London
5 listed buildings · 100% under a conservation area
- Woodhall FarmhouseGrade II
- Church of St AnselmGrade II
- Oxhey Lane FarmhouseGrade II
From Historic England's National Heritage List for England.
Nature Access
61Better than 44% of London
- Green spaces80
- Waterways25
Largest green space: Hatch End Playing Field (5 ha). ~19 ha of green space in total.
Area development
0Shared lowest band with 24% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Hatch End
For Hatch End: 72 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min1 school's inspection records78 venues mapped
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What's changing in Hatch End
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Hatch End, quick answers
- Is Hatch End safe?
- Hatch End scores 80 for safety, based on street-level recorded crime (police.uk) — one of London's safer wards on this measure. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Hatch End a good place to live?
- Hatch End scores 44 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are safety (80) and air & quiet (71); its weakest is area development (0). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Hatch End?
- Limited public-transport access: Transport for London rates the typical spot in Hatch End 2 on its 0–8 public-transport access scale, which puts the ward at 25 for connectivity relative to the rest of London.
- Is Hatch End expensive to buy in?
- Relative to the rest of London, Hatch End is mid-priced by London standards: its purchase-affordability score is 10/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Hatch End?
- Hatch End scores 52 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 4 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Grange Park · Enfield
- Pinner · Harrow
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Harrow Weald · Harrow
- Headstone · Harrow
More affordable, similar areas
- Centenary · HarrowMore affordable
- Kenton West · HarrowMore affordable
- Belmont · HarrowMore affordable
- Worcester Park South · SuttonMore affordable
- Bush Hill Park · EnfieldMore affordable
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