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North Harrow market report HA2 8, Harrow
The standing HA2 8 (North Harrow) property market report, rebuilt from the full public record every month. The raw material for this page is 5,020 HM Land Registry entries for HA2 8 (Harrow), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in HA2 8 (Harrow) came in at £375,000, out of 27 registered, down 17% on five years earlier, and the mean stands at £394,200, and by floor area homes here have averaged about £5,540 per square metre over the last five years. The record behind it is 5,020 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
HA2 8 is a postcode sector: one group of streets inside HA2 (Harrow). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where HA2 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in HA2 8 sells for
Take the 27 registered 2026 sales in HA2 8 and the middle price, the median, is £375,000. The mean lands at £394,200, modestly above it, the usual shape of a market with an expensive tail.
HA2 8 prices by floor area
Per square metre, HA2 8 homes have averaged around £5,540 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so HA2 8 trades 32% above the country as a whole.
HA2 8's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £375,000 | £375,000 | 27 |
| 2025 | £470,000 | £481,239 | 63 |
| 2024 | £520,000 | £552,867 | 81 |
| 2023 | £400,000 | £439,502 | 83 |
| 2022 | £432,500 | £507,156 | 100 |
| 2021 | £450,000 | £569,758 | 117 |
| 2020 | £395,000 | £512,521 | 61 |
| 2019 | £415,000 | £543,966 | 102 |
| 2018 | £419,000 | £558,535 | 90 |
| 2017 | £333,500 | £454,861 | 84 |
| 2016 | £360,000 | £503,644 | 112 |
| 2015 | £350,000 | £494,550 | 147 |
| 2014 | £325,500 | £461,779 | 134 |
| 2013 | £250,000 | £359,725 | 124 |
| 2012 | £220,000 | £323,813 | 138 |
| 2011 | £250,000 | £377,404 | 123 |
| 2010 | £250,000 | £392,064 | 113 |
| 2009 | £230,000 | £369,727 | 100 |
| 2008 | £200,000 | £327,842 | 213 |
| 2007 | £250,000 | £424,070 | 247 |
| 2006 | £237,000 | £411,402 | 217 |
| 2005 | £230,000 | £409,307 | 184 |
| 2004 | £219,000 | £397,747 | 231 |
| 2003 | £193,000 | £355,553 | 259 |
| 2002 | £184,500 | £347,135 | 235 |
| 2001 | £150,000 | £288,367 | 256 |
| 2000 | £130,000 | £255,125 | 224 |
| 1999 | £106,500 | £212,249 | 276 |
| 1998 | £91,500 | £184,699 | 242 |
| 1997 | £83,000 | £170,216 | 229 |
| 1996 | £74,500 | £157,117 | 222 |
| 1995 | £70,400 | £153,039 | 186 |
In cash terms the typical HA2 8 home went from £70,400 in 1995 to £375,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 145%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 34% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the HA2 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2014 (+30.2% on the year before); the weakest, 2026 (−20.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −20.2% | −22.1% |
| 5 years (since 2021) | −3.6% | −8.0% |
| 10 years (since 2016) | +0.4% | −2.9% |
| 20 years (since 2006) | +2.3% | −0.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
HA2 8 recorded 27 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 232 sales a year before the financial crisis and 71 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around HA2 8
The local authority for HA2 8 is Harrow, and its ONS average private rent currently stands at £1,759 a month (May 2026 figures). A one-bed averages £1,379 a month here and a four-or-more-bed £2,765, so size does most of the work in setting the rent.
Average monthly rent by size, Harrow
ONS Price Index of Private Rents, May 2026.
Against the £375,000 median purchase price, a rent of £1,759 a month (£21,108 a year) works out at a 5.6% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
How HA2 8 trades
This is a thin market: 27 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within HA2, this sector trades 29% below the district median: one of its district's cheaper corners.
What people ask about HA2 8 (North Harrow)
Are property prices falling in HA2 8 (North Harrow)?
Is HA2 8 (North Harrow) a good place to buy a house?
How much did a house sell for in HA2 8 (North Harrow)?
What happens to HA2 8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is down 17% over five years in cash but down 34% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in HA2 right now
The live side of the market holds 22 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole HA2 district, not just HA2 8: live asking prices are collected per district.
20% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every HA2 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in HA: the cost
What homes of each size actually sold for across the HA area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £610,000 | £830,000 (+36%) | £1,150,000 (+39%) | £1,600,000 (+39%) |
| Semi-detached | £475,000 | £535,000 (+13%) | £635,000 (+19%) | £780,000 (+23%) | £920,000 (+18%) |
| Terraced | £425,375 | £500,000 (+18%) | £575,000 (+15%) | £687,500 (+20%) | £820,000 (+19%) |
| Flat | £303,300 | £387,500 (+28%) | £525,000 (+35%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the HA area is the point: the same five years treated these districts very differently.
Winners and losers across the HA area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in HA2
A few minutes' walk can separate two very different markets. Here are HA2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA2 0 | £434,000 | 22 |
| HA2 6 | £480,000 | 21 |
| HA2 7 | £645,000 | 21 |
| HA2 9 | £550,000 | 31 |
Zoom out to the full HA2 district report for the type split, monthly volumes and how HA2 compares with its neighbours.
Before you sell in HA2 8: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HA2 8, open the average prices map and zoom from the HA2 8 shading down to the sold homes on your own street. Every recorded HA2 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HA2 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to HA2 8. Free after a one click sign in.
Two maps carry on from here: every HA2 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.