Belmont · Harrow · Harrow East constituency · 51.61050, -0.30360

HA7 2SL— Belmont, Harrow

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

London's quiet achiever

 

Safety 85/100Transport 24/100Yield 4.24%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
85
Schools
—
Transport
24
Environment
57
Investment
52

The bottom line

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

The catches: high noise levels nearby and 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA7 2SL

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 2SL

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How HA7 2SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Whitchurch Primary School & Nursery

Not yet inspected · 4 min walk

KS2: 106.3

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 3 min walk

P8: +1.10A8: 66.6

Childcare

Childcare

Hillview Nursery School

Not inspected · 71 min walk

3 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 867m

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area143.3 m²

EPC breakdown

B
1%
C
2%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 88%Terraced 13%

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£358,250
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)
RoofFlat, insulated (assumed)
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

1995–2015 · CAGR

+7.3%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.9%

per year

Acceleration

+71.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached87.5%
Terraced12.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£130k£162k+24.2%1.5
Pre-crash peak2006–2007£380k£430k+13.2%1.5
GFC & correction2012–2012£350k£350k+0%1
Help-to-Buy recovery2015–2015£535k£535k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.7% alpha

Semi-detached+1.7% α
Local
13%
District
11.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
11.6 min walk
Kenton

Nearby stations

Canons Park Underground StationJubilee
9 min walk
Stanmore Underground StationJubilee
13 min walk
Edgware Underground StationNorthern
25 min walk
Queensbury Underground StationJubilee
27 min walk
Burnt Oak Underground StationNorthern
36 min walk
No bus stops within 400m

9

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf66 min ↑
City64 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)

Nearest car park276m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
Canons Park Station Car Park
632m

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download425 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Bentley Priory SSSI — 2.2 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

6 min walk

2

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.8 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

25

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketTriple A Cash and Carry · 1.7 km
4 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

0

Libraries (1km)

0

Cinemas (2km)

944m

Post office

Nearby shops

Honeypot Stores514 m
Wenzel's916 m

Nearby cafes

Good Friends Cafe561 m
Canons Perk649 m

Nearby restaurants

Cannons Tandoori638 m
Melissa659 m
Nando's969 m

Nearby pharmacies

Kings Pharmacy475 m

Nearby health

Honeypot Lane Centre NHS Clinic588 m
Stanmore Medical Centre1.0 km
Food hygiene (5-star)65% of 17

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

E

High street health

Registered businesses

PARFENE CONSTRUCT LIMITED

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 score17/100
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

26.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,020m
Crossrail 2 route14,962m

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)
1
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
28 homes · South and South West of Paxfold building, South and South West of Paxfold building, Elizabeth Gardens, Stanmore, HA7 4UG
Pipeline pressure
NONE

Named schemes (500m)

South and South West of Paxfold building, South and South West of Paxfold building, Elizabeth Gardens, Stanmore, HA7 4UG28 homes
completed
2, 2, Green Verges, Marsh Lane, Stanmore, HA7 2SN1 homes
completed
98, 98, Old Church Lane, Stanmore, HA7 2RR1 homes
completed
120, 120, Old Church Lane, Stanmore, HA7 2RR1 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 2SL

Full postcodeHA7 2SL
Postcode districtHA7
BoroughLondon Borough of Harrow
WardBelmont
Latitude51.610499
Longitude-0.303600
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