Stanmore · Harrow · Harrow East constituency · 51.61249, -0.31330

HA7 2SG— Stanmore, Harrow

Location and area intelligence for HA7 2SG, Stanmore, Harrow

London's quiet achiever

 

Safety 80/100Transport 21/100Yield 4.24%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
43
Safety
80
Schools
—
Transport
21
Environment
63
Investment
54

The bottom line

HA7 2SG 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 2SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for HA7 2SG

🛡️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 2SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Stanburn Primary School

Not yet inspected · 9 min walk

KS2: 109.9

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 10 min walk

P8: +1.10A8: 66.6

Childcare

Childcare

Hillview Nursery School

Not inspected · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+21% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour18%
Burglary12%
Vehicle crime9%
Theft3%
Drug offences2%
Robbery2%

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) · 1.5km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area118.6 m²

EPC breakdown

D
10%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 29%Terraced 50%Detached 17%Flat 4%

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£296,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited 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

1996–2024 · CAGR

+6.4%

Total change

+461%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

-6.70

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Detached16.7%
Semi-detached29.2%
Terraced50%
Flat/maisonette4.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£107k£220k+105.6%2
Post-dot-com plateau2001–2003£187k£240k+28.3%2
Pre-crash peak2005–2007£250k£307k+22.8%1.3
GFC & correction2008–2012£370k£402k+8.6%1.3
Brexit uncertainty2017–2017£450k£450k+0%1
Pandemic surge2020–2020£475k£475k+0%1
Rate-rise correction2022–2022£550k£550k+0%1
Current market2024–2024£600k£600k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
6.4%
District
7.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing36
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
12.9 min walk
Harrow & Wealdstone

Nearby stations

Stanmore Underground StationJubilee
13 min walk
Canons Park Underground StationJubilee
17 min walk
Edgware Underground StationNorthern
33 min walk
Harrow & WealdstoneNational Rail
34 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
34 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock9.1 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: 14.5 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 16%
More green space than 98% of London

Nearest SSSI: Bentley Priory SSSI — 1.6 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

17 min walk

53%

Recommend GP

53%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Abercorn Arms (970 m)

Nearest supermarketTriple A Cash and Carry · 2.3 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)

560m

Post office

Nearby shops

Wenzel's637 m

Nearby restaurants

Domino's464 m
Subway474 m
Spice Rack525 m
Sahara Lounge611 m

Nearby pubs

Abercorn Arms970 m

Nearby gyms

Stanmore Bowls Club862 m
Food hygiene (5-star)70% of 50

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IVA CONSULTING SOLUTIONS LIMITED

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

11.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,669m
Crossrail 2 route15,631m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,859 nationally

1,828

Est. population

3,269/km²

55%

Employed

42%

Degree educated

£40,300

Median income

4.7%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

22%
18%
21%
17%
22%
Under 1822%
18–3418%
35–4921%
50–6417%
65+22%

Tenure

34%
23%
26%
16%
Own outright34%
Own (mortgage)23%
Private rent26%
Social rent16%
Shared ownership0%
Rent free1%

Ethnicity

30%
15%
39%
White British30%
White Other15%
Asian39%
Black5%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine15%
No car household21%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent16%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
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
411 homes · R.A.F STANMORE PARK, R.A.F STANMORE PARK, UXBRIDGE ROAD, HA7 3LR
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
Suite 4 And 7, Church Road, Stanmore, HA7 4AL9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.0%
Ward turnout
116%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Marilyn Joy AshtonConservative
Philip Richard BenjaminConservative
Zak Oliver WagmanConservative

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Key facts for HA7 2SG

Full postcodeHA7 2SG
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.612491
Longitude-0.313304
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