Belmont · Harrow · Harrow East constituency · 51.60189, -0.31554

HA7 2ET— Belmont, Harrow

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

The family fortress

 

Schools 100%Safety 82/100Transport 11/100Yield 4.24%

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
82
Schools
90
Transport
11
Environment
59
Investment
54

The bottom line

HA7 2ET 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

HA7 2ET

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 2ET

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

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“The family fortress”

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How HA7 2ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Mar 2024 · 6 min walk

KS2: 109.4

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 14 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 · 55 min walk

4 primaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.3km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area122.2 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Semi 100%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£305,500
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

1995–2023 · CAGR

+7.7%

Total change

+694%

Market Activity

Price Velocity & Acceleration

Current Velocity

+110.4%

per year

Acceleration

+91.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£79k£69k-12.3%1.5
Post-dot-com plateau2001–2004£180k£250k+38.9%2
Pre-crash peak2006–2006£297k£297k+0%1
Rate-rise correction2023–2023£625k£625k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+45.4% alpha

Semi-detached+45.4% α
Local
61.5%
District
16.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kenton

Nearby stations

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

20

Walkability score

10

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park135m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Belmont Roundabout Parking· yes
200m

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: 13.8 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Bentley Priory SSSI — 2.4 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

5 min walk

53%

Recommend GP

53%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 2.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

6

Convenience

Nearest supermarketTriple A Cash and Carry · 1.6 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

742m

Post office

Nearby shops

Pound £ Saver154 m
Belmont News187 m
Wenzel's216 m
Belmont Superstore226 m

Nearby cafes

Costa219 m

Nearby restaurants

Chilled149 m
Papa John's151 m
Cardamom Restaurant and Sports Lounge155 m
Domino's180 m

Nearby pubs

Life of Reilly214 m
The Belmont308 m

Nearby pharmacies

ProCare Pharmacy199 m

Nearby health

Belmont Health Centre361 m
WhiteStar Dental Practice423 m
Streathfield Health Centre1.0 km
Food hygiene (5-star)48% of 40

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AASHIV LIMITED
LONDON ARTISAN REMOVALS LTD
OMARZAI LTD
RENA'Z LTD
RESHAPE CLINIQUE LTD

Investment

Investment grade, yield and market outlook

54

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

20

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,035m
Crossrail 2 route15,085m

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)
3
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
29 homes · 404 and adjoining land, 404 and adjoining land, Kenton Lane, Harrow, HA3 8RQ
Pipeline pressure
NONE

Named schemes (500m)

404 and adjoining land, 404 and adjoining land, Kenton Lane, Harrow, HA3 8RQ29 homes
completed
Land r/o 13-25, Land r/o 13-25, Bellamy Drive, & R/O 25-28 Belmont Circle, Kenton Lane, HA3 8RF14 homes
completed
ST ANSELMS CHURCH & CHURCH HALL, ST ANSELMS CHURCH & CHURCH HALL, UPPINGHAM AVENUE, HA7 2HW10 homes
completed
Cooper House, 25, Cooper House, 25, Belmont Circle, Kenton Lane, Harrow, HA3 8RF4 homes
completed
25 Belmont Circle, 25 Belmont Circle, Kenton Lane, HA3 8RF3 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 2ET

Full postcodeHA7 2ET
Postcode districtHA7
BoroughLondon Borough of Harrow
WardBelmont
Latitude51.601895
Longitude-0.315545
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