Stanmore · Harrow · Harrow East constituency · 51.61148, -0.32575

HA7 3RH— Stanmore, Harrow

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

The family fortress

 

Schools 100%Safety 86/100Transport 11/100Yield 4.24%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
51
Safety
86
Schools
100
Transport
11
Environment
58
Investment
51

The bottom line

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

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA7 3RH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA7 3RH meets your needs.

Location

HA7 3RH

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-4.0% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for HA7 3RH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA7 3RH with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA7 3RH 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 · 8 min walk

KS2: 104.0

★★★

Secondary

Bentley Wood High School

Outstanding · Inspected Nov 2023 · 10 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 · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-47% vs borough

Crime by type

Violence & sexual offences36%
Other27%
Anti-social behaviour14%
Vehicle crime13%
Burglary5%
Drug offences4%
Theft2%
Robbery0%

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) · 2.1km

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area183.7 m²

EPC breakdown

C
3%
D
7%
E
3%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 25%Detached 75%

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£459,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+5.4%

Total change

+340%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.6%

per year

Acceleration

+32.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 16 sales

Property Type Mix

Total: 16 sales

Detached75%
Semi-detached25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£250k£550k+120%1.5
Post-dot-com plateau2004–2004£608k£608k+0%2
Pre-crash peak2006–2006£570k£570k+0%1
GFC & correction2011–2011£675k£675k+0%1
Help-to-Buy recovery2015–2016£835k£980k+17.4%2
Pandemic surge2021–2021£890k£890k+0%1
Rate-rise correction2023–2023£1.10m£1.10m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.2% alpha

Detached-0.2% α
Local
8.2%
District
8.4%

CAGR over 20yr 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
Harrow & Wealdstone→ Euston· 8 tph
13 min

Nearby stations

Stanmore Underground StationJubilee
23 min walk
Canons Park Underground StationJubilee
27 min walk
Harrow & WealdstoneNational Rail
28 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
28 min walk
Harrow & Wealdstone Underground StationBakerloo
28 min walk
No bus stops within 400m

4

Walkability score

14

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park334m
Santander docks (800m)0
Nearest cycle dock9.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed447 Mbps
Median download427 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: 15.0 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 22%
More green space than 97% of London

Nearest SSSI: Bentley Priory SSSI — 1.2 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

THE CIRCLE PRACTICE

BELMONT HEALTH CENTRE, 516 KENTON LANE, HA3 7LT

15 min walk

53%

Recommend GP

53%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 2.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duck in the Pond (791 m)

Nearest supermarket2.1 km

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 & Chips421 m

Nearby pubs

Duck in the Pond791 m
Food hygiene (5-star)63% of 8

Business

Local businesses registered here

Active businesses
4
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

ABRACADABRA NURSERY LIMITED
ABRACADABRA PRESCHOOL ACADEMY LIMITED
ABRACADABRA PRESCHOOL LIMITED
ACCOUNTANT ON BOARD LIMITED

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 score16/100
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

24.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,254m
Crossrail 2 route16,265m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,074 nationally

1,838

Est. population

5,218/km²

58%

Employed

45%

Degree educated

£40,300

Median income

3.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

21%
18%
19%
19%
23%
Under 1821%
18–3418%
35–4919%
50–6419%
65+23%

Tenure

44%
38%
17%
Own outright44%
Own (mortgage)38%
Private rent17%
Social rent1%
Shared ownership1%

Ethnicity

26%
16%
47%
White British26%
White Other16%
Asian47%
Black4%
Mixed2%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine12%
No car household11%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent17%
Social rent1%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)
2
Largest scheme
79 homes · 1-26, 28 & 30, 1-26, 28 & 30, Douglas Close, Stanmore, HA7
Pipeline pressure
NONE

Named schemes (500m)

EVEN NOS, EVEN NOS, UXBRIDGE ROAD (62-66), HA720 homes
completed
95, 95, Gordon Avenue, Stanmore, HA7 3QR4 homes
completed
55, 55, Gordon Avenue, Stanmore, HA7 3QN4 homes
completed
1, 1, Masefield Avenue, Stanmore, HA7 3LS2 homes
completed
42, Chartley Avenue, Stanmore, HA7 3QZ1 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

Live in HA7 3RH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA7 3RH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

Similar postcodes

Frequently asked questions

📍 Track HA7 3RH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA7 3RH

Full postcodeHA7 3RH
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.611483
Longitude-0.325748
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