Stanmore · Harrow · Harrow East constituency · 51.62651, -0.33443

HA7 3GL— Stanmore, Harrow

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

 

Schools 100%Safety 10/100Transport 9/100Yield 4.24%⚠ Knotweed sites nearby

Best for: Owner-occupiers

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

Liveability
42
Safety
10
Schools
95
Transport
9
Environment
72
Investment
51

The bottom line

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

The catches: 71 min to london bridge — above average for this zone and 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA7 3GL

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 3GL

🛡️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 3GL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Avanti House Primary School

Good · Inspected Dec 2019 · 4 min walk

KS2: 110.2

★★★

Secondary

Bentley Wood High School

Outstanding · Inspected Nov 2023 · 13 min walk

P8: +0.92A8: 57.3

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 82 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: Fire Station · 3.0km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area187.2 m²

EPC breakdown

C
8%
D
1%

Based on 9 properties · Confidence: low

Street mix

Terraced 86%Other 14%

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£468,000
Rebuild cost per m²£2,500/m²

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

Construction era2007
WallsAverage thermal transmittance 0.49 W/m²K
RoofAverage thermal transmittance 0.25 W/m²K
Heating fuelGas: mains gas
GlazingPartial double glazing
Council tax band Band GAnnual charge £3,373
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2017 · CAGR

+10.4%

Total change

+34%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

-16.11

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2015£885k£1.10m+24.3%2.5
Brexit uncertainty2017–2017£1.19m£1.19m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+13.4% alpha

Terraced+13.4% α
Local
24.3%
District
10.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Stanmore Underground StationJubilee
29 min walk
Hatch End Rail StationLioness
38 min walk
Headstone Lane Rail StationLioness
39 min walk
Headstone LaneNational Rail
39 min walk
Canons Park Underground StationJubilee
43 min walk
No bus stops within 400m

7

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★71 min
Victoria73 min ↑
Waterloo76 min ↑
Canary Wharf84 min ↑
City79 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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock10.8 km

Nearby car parks

🅿️
Stanmore Common· no
653m

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: 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: 16.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 0.6 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): 1

Landslide susceptibility: Low

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

ASPRI MEDICAL CENTRE

1 LONG ELMES, HARROW WEALD, HA3 5LE

32 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalSpire Bushey Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

31

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hare (884 m)

Nearest supermarket3.6 km
11 tennis courts20 swimming pools

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)

1.1km

Post office

Nearby restaurants

Adrian Gordon Restaurant501 m
The Windmill637 m

Nearby pubs

The Hare884 m

Nearby health

Dr. Vikas Acharya1.2 km
Food hygiene (5-star)67% of 3

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

51

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

31.2

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,798m
Crossrail 2 route17,741m

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)
6
Borough approval rate
66%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
117 homes · Bentley Priory, Bentley Priory, The Common, Stanmore, HA7 3HR
Pipeline pressure
NONE

Named schemes (500m)

Bentley Priory, Bentley Priory, The Common, Stanmore, HA7 3HR117 homes
completed
1 & 2 Marquess Villas, 1 & 2 Marquess Villas, Mansion House Drive, STANMORE, HA7 3GL1 homes
completed
Ad Astra, Ad Astra, Priory Drive, HA7 3HL1 homes
completed
Heathfield Lodge, Heathfield Lodge, The Common, Stanmore, HA7 3HS1 homes
completed
Tanglewood Cottage, 12, Tanglewood Cottage, 12, Tanglewood Close, HA7 3JA1 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 3GL

Full postcodeHA7 3GL
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.626515
Longitude-0.334427
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