Stanmore · Harrow · Harrow East constituency · 51.61749, -0.31794

HA7 3LF— Stanmore, Harrow

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

 

Schools 100%Safety 10/100Transport 21/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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

Liveability
40
Safety
10
Schools
100
Transport
21
Environment
50
Investment
40

The bottom line

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

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

Less suited to Families.

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Location

HA7 3LF

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 3LF

🛡️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⚠️ Very high crime
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How HA7 3LF 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 · 5 min walk

KS2: 105.6

★★★

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 · 74 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.1km

Crime is +669% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,778/m²
Price per ft²£630/ft²
Avg floor area181.7 m²

EPC breakdown

C
1%
D
6%
E
2%
F
1%
G
1%

Based on 11 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£454,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2024 · CAGR

+7%

Total change

+565%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.9%

per year

Acceleration

+0.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£184k£380k+106.8%1.3
Pre-crash peak2007–2007£553k£553k+0%1
GFC & correction2012–2012£530k£530k+0%1
Help-to-Buy recovery2014–2016£565k£775k+37.2%1
Rate-rise correction2022–2022£971k£971k+0%1
Current market2024–2024£1.22m£1.22m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
12.6 min walk
Harrow & Wealdstone

Nearby stations

Stanmore Underground StationJubilee
13 min walk
Canons Park Underground StationJubilee
24 min walk
Edgware Underground StationNorthern
38 min walk
Harrow & WealdstoneNational Rail
38 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
38 min walk
No bus stops within 400m

3

Walkability score

14

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park611m
Santander docks (800m)0
Nearest cycle dock9.5 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 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: 15.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 1.0 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

23 min walk

53%

Recommend GP

53%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

16

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 (421 m)

Nearest supermarket2.9 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)

444m

Post office

Nearby shops

Wenzel's567 m

Nearby restaurants

Domino's323 m
Subway337 m
Spice Rack343 m
Sahara Lounge420 m

Nearby pubs

Abercorn Arms421 m

Nearby gyms

Stanmore Bowls Club601 m
Harrow Rugby Club1.1 km
Food hygiene (5-star)61% of 31

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

AARNIKA HOLDINGS LTD
RABMA INTERNATIONAL LIMITED

Investment

Investment grade, yield and market outlook

40

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 score19/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

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

4/100

Velocity score

Future outlook

45.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,278m
Crossrail 2 route16,224m

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)
41
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)
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)

R.A.F STANMORE PARK, R.A.F STANMORE PARK, UXBRIDGE ROAD, HA7 3LR411 homes
completed
1-26, 28 & 30, 1-26, 28 & 30, Douglas Close, Stanmore, HA779 homes
completed
Flat 1, Church Road, Stanmore, HA7 4FD34 homes
completed
GREEN CIRCLE AND, 45-61, GREEN CIRCLE AND, 45-61, CHURCH ROAD, PYNNACLES CLOSE, HA7 4AG34 homes
completed
63-65, 63-65, CHURCH ROAD, GREEN LANE (CHERCHEFELLE & PYNNACLES), HA7 3AA21 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 3LF

Full postcodeHA7 3LF
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.617495
Longitude-0.317943
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