Belmont · Harrow · Harrow East constituency · 51.60566, -0.31324

HA7 2EH— Belmont, Harrow

Location and area intelligence for HA7 2EH, Belmont, Harrow

The family fortress

 

Schools 100%Safety 82/100Transport 11/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
82
Schools
60
Transport
11
Environment
65
Investment
42

The bottom line

HA7 2EH 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 catches: 61 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA7 2EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+22.1% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for HA7 2EH

🛡️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 HA7 2EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stanburn Primary School

Not yet inspected · 4 min walk

KS2: 109.9

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 9 min walk

P8: +1.10A8: 66.6

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.8 incidents per 1,000 residents

Better than 57% of London
→ Stable

-1% vs borough

Crime by type

Other27%
Anti-social behaviour21%
Violence & sexual offences17%
Vehicle crime13%
Burglary12%
Drug offences6%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.1km

Crime is 13% below London average

Property

1 May

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.

HA7 district median

£425,000

Based on 112 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,221/m²
Price per ft²£671/ft²
Avg floor area101.9 m²

EPC breakdown

B
1%
C
11%
D
15%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 68%Terraced 18%Detached 15%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£254,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2024 · CAGR

+6.8%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.6%

per year

Acceleration

+122.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 40 sales

Property Type Mix

Total: 40 sales

Detached15%
Semi-detached67.5%
Terraced17.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£165k+52.8%1.4
Post-dot-com plateau2001–2004£279k£285k+2.2%2.2
Pre-crash peak2005–2007£359k£418k+16.3%2
GFC & correction2011–2012£350k£415k+18.6%1.5
Help-to-Buy recovery2013–2016£419k£600k+43.2%2
Brexit uncertainty2017–2017£630k£630k+0%1
Pandemic surge2020–2021£628k£838k+33.5%2
Rate-rise correction2023–2023£420k£420k+0%1
Current market2024–2024£725k£725k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
7.8%
District
8.4%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Stanmore Underground StationJubilee line
20.1 min walk
Kenton

Nearby stations

Canons Park Underground StationJubilee
16 min walk
Stanmore Underground StationJubilee
22 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
26 min walk
Harrow & Wealdstone Underground StationBakerloo
27 min walk
Queensbury Underground StationJubilee
28 min walk
No bus stops within 400m

12

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria64 min ↑
Waterloo64 min ↑
Canary Wharf71 min ↑
City67 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park178m
Santander docks (800m)0
Nearest cycle dock8.7 km

Nearby car parks

🅿️
Belmont Roundabout Parking· yes
584m

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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.0 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 2.1 km

Energy

Solar: 850 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 yield850.2 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

9 min walk

53%

Recommend GP

53%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 2.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Life of Reilly (631 m)

Nearest supermarketTriple A Cash and Carry · 1.7 km

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

Wenzel's582 m
Pound £ Saver588 m
Belmont News614 m
Belmont Superstore641 m

Nearby cafes

Costa635 m

Nearby restaurants

Cardamom Restaurant and Sports Lounge533 m
Papa John's586 m
Chilled587 m
Fancy Peri Peri603 m

Nearby pubs

Life of Reilly631 m
The Belmont697 m

Nearby pharmacies

ProCare Pharmacy621 m

Nearby health

Belmont Health Centre721 m
Stanmore Medical Centre772 m
WhiteStar Dental Practice785 m
Food hygiene (5-star)55% of 29

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

ASL PARTNERS LTD
AUTOMATE LEAD LTD
B&O DEVELOPERS LTD
BRYTE SMILE LIMITED
DREAM TEAM LONDON LTD

+9 more

Investment

Investment grade, yield and market outlook

42

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

35.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,173m
Crossrail 2 route15,184m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,439 nationally

2,200

Est. population

7,134/km²

61%

Employed

40%

Degree educated

£51,300

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

25%
19%
21%
18%
17%
Under 1825%
18–3419%
35–4921%
50–6418%
65+17%

Tenure

34%
33%
27%
Own outright34%
Own (mortgage)33%
Private rent27%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

15%
16%
53%
White British15%
White Other16%
Asian53%
Black6%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine15%
No car household17%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent27%
Social rent7%

vs. London

Income vs London+22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (3 years)
3
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
30 homes · COURTENS NURSERIES, COURTENS NURSERIES, OLD CHURCH LANE, HA7 2RP
Pipeline pressure
NONE

Named schemes (500m)

115, 115, Uppingham Avenue, Stanmore, HA7 2HW2 homes
completed
127, 127, Wemborough Road, Stanmore, HA7 2ED2 homes
completed
62, 62, Belmont Lane, Stanmore, HA7 2PZ1 homes
completed
50, 50, Belmont Lane, Stanmore, HA7 2PZ1 homes
completed
Land at 37, Land at 37, Honister Gardens, Stanmore, HA7 2EH1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
32.6%
Ward turnout
86%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Anjana PatelConservative
Mina ParmarConservative

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Key facts for HA7 2EH

Full postcodeHA7 2EH
Postcode districtHA7
BoroughLondon Borough of Harrow
WardBelmont
Latitude51.605656
Longitude-0.313240
Parliamentary constituencyHarrow East
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