Belmont · Harrow · Harrow East constituency · 51.61117, -0.31088

HA7 2RG— Belmont, Harrow

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

London's quiet achiever

 

Safety 85/100Transport 21/100Yield 4.24%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
85
Schools
—
Transport
21
Environment
65
Investment
52

The bottom line

HA7 2RG offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA7 2RG

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+22.1% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for HA7 2RG

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How HA7 2RG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Stanburn Primary School

Not yet inspected · 7 min walk

KS2: 109.9

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 7 min walk

P8: +1.10A8: 66.6

Childcare

Childcare

Hillview Nursery School

Not inspected · 68 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.0 incidents per 1,000 residents

Better than 72% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences26%
Burglary23%
Vehicle crime16%
Other12%
Anti-social behaviour10%
Drug offences8%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.2km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area157.3 m²

EPC breakdown

D
5%
E
5%

Based on 10 properties · Confidence: medium

Street mix

Detached 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£393,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated at rafters
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,924
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+7.4%

Total change

+495%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.3%

per year

Acceleration

-43.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£126k£350k+177.8%1
Post-dot-com plateau2001–2004£491k£367k-25.3%2
Pre-crash peak2005–2007£340k£850k+150%1
GFC & correction2010–2011£1.18m£508k-56.8%1.5
Help-to-Buy recovery2015–2015£925k£925k+0%1
Brexit uncertainty2018–2018£1.06m£1.06m+0%2
Pandemic surge2020–2020£750k£750k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-1.4% alpha

Detached-1.4% α
Local
4.6%
District
6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
12.7 min walk
Kenton

Nearby stations

Stanmore Underground StationJubilee
14 min walk
Canons Park Underground StationJubilee
15 min walk
Edgware Underground StationNorthern
31 min walk
Queensbury Underground StationJubilee
32 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
33 min walk
No bus stops within 400m

4

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria61 min ↑
Waterloo61 min ↑
Canary Wharf69 min ↑
City65 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park577m
Santander docks (800m)0
Nearest cycle dock8.9 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 waterLOW
Low
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: 14.3 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 1.8 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

HARROW FRAILTY HOSPITAL AT HOME - CLCH

HONEYPOT LANE HEALTH CENTRE, 839 HONEYPOT LANE, HA7 1AR

11 min walk

1

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketTriple A Cash and Carry · 2.0 km
1 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

1

Libraries (1km)

0

Cinemas (2km)

695m

Post office

Nearby shops

Wenzel's739 m

Nearby restaurants

Domino's637 m
Subway642 m
Spice Rack687 m
Nando's745 m

Nearby gyms

Stanmore Bowls Club983 m

Nearby pharmacies

Kings Pharmacy854 m
Food hygiene (5-star)71% of 49

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

BESTBASIC (ONE) LIMITED
CORLINE COATINGS LIMITED
EOM GREEN TRADING LTD
KALEIDOSCOPE ADVISORY LIMITED
KALEIDOSCOPE GROUP LTD

+9 more

Investment

Investment grade, yield and market outlook

52

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 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

27.5

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,446m
Crossrail 2 route15,409m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,322 nationally

1,871

Est. population

4,802/km²

62%

Employed

55%

Degree educated

£51,300

Median income

2.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

25%
16%
22%
18%
19%
Under 1825%
18–3416%
35–4922%
50–6418%
65+19%

Tenure

39%
41%
17%
Own outright39%
Own (mortgage)41%
Private rent17%
Social rent3%

Ethnicity

30%
46%
White British30%
White Other12%
Asian46%
Black3%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household8%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

vs. London

Income vs London+22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Planning apps (3 years)
4
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)
14
Largest scheme
34 homes · GREEN CIRCLE AND, 45-61, GREEN CIRCLE AND, 45-61, CHURCH ROAD, PYNNACLES CLOSE, HA7 4AG
Pipeline pressure
NONE

Named schemes (500m)

65-75, 65-75, MARSH LANE, HA7 4TH30 homes
completed
COURTENS NURSERIES, COURTENS NURSERIES, OLD CHURCH LANE, HA7 2RP30 homes
completed
49-63, 49-63, MARSH LANE, HA7 4TQ24 homes
completed
LAND AT, LAND AT, CHERRY TREE WAY, HA7 2SB14 homes
completed
The Beeches, Yew Tree Cottage and Cherry Tree Cottage, The Beeches, Yew Tree Cottage and Cherry Tree Cottage, Old Church Lane, Stanmore, HA7 2RD7 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 2RG

Full postcodeHA7 2RG
Postcode districtHA7
BoroughLondon Borough of Harrow
WardBelmont
Latitude51.611171
Longitude-0.310883
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