Stanmore · Harrow · Harrow East constituency · 51.62596, -0.32152

HA7 3DE— Stanmore, Harrow

Location and area intelligence for HA7 3DE, Stanmore, Harrow

 

Schools 100%Safety 10/100Transport 13/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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

Liveability
41
Safety
10
Schools
100
Transport
13
Environment
72
Investment
41

The bottom line

HA7 3DE offers exceptional schools (100% Good/Outstanding) — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 64 min to london bridge — above average for this zone.

Less suited to Families.

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Location

HA7 3DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for HA7 3DE

🛡️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 high crime
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How HA7 3DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John's CofE School

Not yet inspected · 7 min walk

KS2: 105.6

★★★

Secondary

Bentley Wood High School

Outstanding · Inspected Nov 2023 · 15 min walk

P8: +0.92A8: 57.3

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 84 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+771% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour20%
Vehicle crime9%
Burglary7%
Drug offences6%
Theft1%
Robbery1%

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) · 3.0km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,522/m²
Price per ft²£420/ft²
Avg floor area61.4 m²

EPC breakdown

C
12%
D
15%
E
4%

Based on 31 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,373
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+3.5%

Total change

+168%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.0%

per year

Acceleration

-59.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 31 sales

Property Type Mix

Total: 31 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£61k£89k+45.5%1.7
Post-dot-com plateau2001–2004£90k£195k+116.7%2.2
Pre-crash peak2006–2006£250k£250k+0%1
GFC & correction2010–2010£220k£220k+0%1
Help-to-Buy recovery2013–2016£233k£375k+61.3%1
Brexit uncertainty2017–2019£329k£210k-36.2%2
Pandemic surge2021–2021£370k£370k+0%2
Rate-rise correction2022–2022£370k£370k+0%2
Current market2024–2025£380k£164k-57%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
6.8%
District
5.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
17.2 min walk
Harrow & Wealdstone

Nearby stations

Stanmore Underground StationJubilee
18 min walk
Canons Park Underground StationJubilee
34 min walk
Edgware Underground StationNorthern
44 min walk
Headstone Lane Rail StationLioness
45 min walk
Hatch End Rail StationLioness
47 min walk
No bus stops within 400m

4

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★64 min
Victoria69 min ↑
Waterloo69 min ↑
Canary Wharf77 min ↑
City73 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park435m
Santander docks (800m)0
Nearest cycle dock10.1 km

Nearby car parks

🅿️
Stanmore Common· no
435m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB86% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 0.8 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): 2

Landslide susceptibility: Medium

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

35 min walk

53%

Recommend GP

53%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalRoyal National Orthopaedic Hospital · 969 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Abercorn Arms (670 m)

Nearest supermarket3.7 km
5 tennis courts12 swimming pools1 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)

1.2km

Post office

Nearby pubs

Abercorn Arms670 m

Nearby gyms

Harrow Rugby Club209 m
Aspire National Training Centre843 m
Food hygiene (5-star)38% of 8

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

BGU BUILDING LTD
HONESTER'S LITTLE MEDIA COMPANY LTD
IONUT VALU HAULAGE LTD
NOBLE GUARD DEFENSE LTD

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months1

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

8/100

Velocity score

Future outlook

50

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,097m
Crossrail 2 route17,007m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,541 nationally

1,751

Est. population

863/km²

48%

Employed

48%

Degree educated

£39,800

Median income

2.1%

Claimant rate

SuburbanLow densityOwner occupiers / families

59

Community stability

Age profile

16%
16%
19%
38%
Under 1816%
18–3410%
35–4916%
50–6419%
65+38%

Tenure

49%
34%
15%
Own outright49%
Own (mortgage)34%
Private rent15%
Social rent1%
Shared ownership0%

Ethnicity

48%
31%
White British48%
White Other11%
Asian31%
Black2%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine9%
No car household12%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent15%
Social rent1%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Planning apps (3 years)
2
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)
1
Largest scheme
25 homes · 189, 189, STANMORE HILL, HA7 3HA
Pipeline pressure
NONE

Named schemes (500m)

189, 189, STANMORE HILL, HA7 3HA25 homes
completed
STANMORE HALL, STANMORE HALL, WOOD LANE, HA7 4JY22 homes
completed
189, 189, STANMORE HILL, HA7 3HA20 homes
completed
FAIRCOT, FAIRCOT, LITTLE COMMON, HA7 3BZ12 homes
completed
WELLINGTON HOUSE, WELLINGTON HOUSE, AYLMER DRIVE, HA7 3EG11 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 3DE

Full postcodeHA7 3DE
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.625962
Longitude-0.321516
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