Stanmore · Harrow · Harrow East constituency · 51.61776, -0.32906

HA7 3LY— Stanmore, Harrow

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

The family fortress

 

Schools 100%Safety 84/100Transport 11/100Yield 4.24%

Best for: Families

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

Liveability
45
Safety
84
Schools
100
Transport
11
Environment
50
Investment
50

The bottom line

HA7 3LY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 62 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA7 3LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for HA7 3LY

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

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Postcode Personality

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“The family fortress”

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How HA7 3LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Weald Rise Primary School

Not yet inspected · 15 min walk

KS2: 104.0

★★★

Secondary

Bentley Wood High School

Outstanding · Inspected Nov 2023 · 3 min walk

P8: +0.92A8: 57.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.6 incidents per 1,000 residents

Better than 69% of London
→ Stable

-26% vs borough

Crime by type

Other33%
Violence & sexual offences32%
Anti-social behaviour10%
Drug offences8%
Vehicle crime8%
Burglary4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.7km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area88.3 m²

EPC breakdown

C
6%
D
6%

Based on 12 properties · Confidence: medium

Street mix

Semi 50%Terraced 50%

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£220,750
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, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+8.3%

Total change

+577%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.8%

per year

Acceleration

+106.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£74k£105k+42.9%1.3
Post-dot-com plateau2001–2003£214k£230k+7.4%1.5
Pre-crash peak2005–2007£250k£300k+20.2%1.5
GFC & correction2008–2008£258k£258k+0%1
Brexit uncertainty2019–2019£498k£498k+0%1

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
21.6 min walk
Harrow & Wealdstone

Nearby stations

Stanmore Underground StationJubilee
23 min walk
Headstone Lane Rail StationLioness
32 min walk
Canons Park Underground StationJubilee
33 min walk
Harrow & Wealdstone Underground StationBakerloo
36 min walk
Harrow & WealdstoneNational Rail
36 min walk
No bus stops within 400m

9

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★62 min
Victoria64 min ↑
Waterloo64 min ↑
Canary Wharf72 min ↑
City68 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 park798m
Santander docks (800m)0
Nearest cycle dock10.1 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 waterNONE
No assessed surface water flood risk
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: 15.7 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Bentley Priory SSSI — 0.4 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

THE CIRCLE PRACTICE

BELMONT HEALTH CENTRE, 516 KENTON LANE, HA3 7LT

24 min walk

53%

Recommend GP

53%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

7

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 2.0 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

19

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarket2.7 km
2 tennis courts2 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)

1.2km

Post office

Nearby restaurants

Atlantis Fish & Chips499 m
Food hygiene (5-star)70% of 10

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

GORDON AND SONS BUILDING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

50

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 score12/100
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

7.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,878m
Crossrail 2 route16,857m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,864 nationally

2,275

Est. population

8,669/km²

48%

Employed

34%

Degree educated

£40,300

Median income

4.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

28%
23%
19%
17%
Under 1828%
18–3423%
35–4919%
50–6417%
65+13%

Tenure

17%
23%
46%
Own outright17%
Own (mortgage)23%
Private rent13%
Social rent46%
Shared ownership1%
Rent free1%

Ethnicity

22%
42%
14%
White British22%
White Other12%
Asian42%
Black14%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine20%
No car household30%
Unemployed8%
No qualifications25%

Housing tenure (Census 2021)

Social rent46%
Private rent13%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
1
Largest scheme
20 homes · EVEN NOS, EVEN NOS, UXBRIDGE ROAD (62-66), HA7
Pipeline pressure
NONE

Named schemes (500m)

EVEN NOS, EVEN NOS, UXBRIDGE ROAD (62-66), HA720 homes
completed
OPEN SPACE ADJACENT, 39, OPEN SPACE ADJACENT, 39, MASEFIELD AVENUE, BRIDGES ROAD, HA7 3LU14 homes
completed
Vacant land between 14 & 16, Vacant land between 14 & 16, Chenduit Way, Stanmore, HA7 3NY4 homes
completed
Garages Rear of 59, Garages Rear of 59, Binyon Crescent, Stanmore, HA7 3NE2 homes
completed
9 Kipling Place Stanmore HA7 3NG, 92 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 3LY

Full postcodeHA7 3LY
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.617761
Longitude-0.329056
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