Stanmore · Harrow · Harrow East constituency · 51.61149, -0.31791

HA7 3RL— Stanmore, Harrow

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

The family fortress

 

Schools 100%Safety 84/100Transport 17/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
84
Schools
60
Transport
17
Environment
63
Investment
43

The bottom line

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

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

Less suited to Car-free commuters.

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Location

HA7 3RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for HA7 3RL

🛡️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 Safe

“The family fortress”

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How HA7 3RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John's CofE School

Not yet inspected · 13 min walk

KS2: 105.6

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 13 min walk

P8: +1.10A8: 66.6

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.9 incidents per 1,000 residents

Better than 67% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour28%
Vehicle crime16%
Other11%
Burglary10%
Theft4%
Drug offences1%
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) · 1.7km

Crime is 31% below London average

Property

2 Jul

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£7,568/m²
Price per ft²£703/ft²
Avg floor area98.3 m²

EPC breakdown

C
3%
D
5%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 11%Detached 89%

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£245,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,924
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+456%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

-17.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Detached88.9%
Semi-detached11.1%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£135k£135k+0%1
GFC & correction2011–2011£450k£450k+0%1
Help-to-Buy recovery2013–2014£450k£655k+45.6%1
Brexit uncertainty2019–2019£510k£510k+0%1
Rate-rise correction2022–2023£615k£735k+19.5%1.5
Current market2025–2025£750k£750k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
16.5 min walk
Harrow & Wealdstone

Nearby stations

Stanmore Underground StationJubilee
17 min walk
Canons Park Underground StationJubilee
21 min walk
Harrow & WealdstoneNational Rail
30 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
31 min walk
Harrow & Wealdstone Underground StationBakerloo
31 min walk
No bus stops within 400m

4

Walkability score

19

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock9.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.6 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Bentley Priory SSSI — 1.4 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): 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

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 2.3 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

15

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Abercorn Arms (1.1 km)

Nearest supermarket2.3 km
1 tennis courts

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)

793m

Post office

Nearby shops

Wenzel's1.1 km
Pound £ Saver1.2 km
Belmont News1.2 km
Belmont Superstore1.2 km

Nearby cafes

Costa1.2 km

Nearby restaurants

Domino's653 m
Subway670 m
Spice Rack720 m
Sahara Lounge827 m

Nearby pubs

Abercorn Arms1.1 km
Life of Reilly1.2 km
The Belmont1.2 km

Nearby pharmacies

ProCare Pharmacy1.2 km

Nearby health

Belmont Health Centre1.2 km
Food hygiene (5-star)90% of 10

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

43

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 score14/100
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

29.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,837m
Crossrail 2 route15,822m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,032 nationally

2,251

Est. population

6,249/km²

58%

Employed

46%

Degree educated

£40,300

Median income

4.6%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

24%
20%
21%
17%
18%
Under 1824%
18–3420%
35–4921%
50–6417%
65+19%

Tenure

29%
24%
27%
16%
Own outright29%
Own (mortgage)24%
Private rent27%
Social rent16%
Shared ownership4%
Rent free0%

Ethnicity

26%
13%
41%
White British26%
White Other13%
Asian41%
Black8%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine12%
No car household14%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent27%
Social rent16%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
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)
2
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
14 & 16, 14 & 16, Gordon Avenue, Stanmore, HA7 3QD3 homes
completed
2A, 2A, Links View Close, Stanmore, HA7 3QW1 homes
completed
2, 2, Links View Close, Stanmore, HA7 3QW1 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 3RL

Full postcodeHA7 3RL
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.611487
Longitude-0.317905
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