Stanmore · Harrow · Harrow East constituency · 51.61733, -0.31174

HA7 4DE— Stanmore, Harrow

Location and area intelligence for HA7 4DE, Stanmore, Harrow

 

Safety 72/100Transport 27/100Yield 4.24%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
45
Safety
72
Schools
—
Transport
27
Environment
47
Investment
54

The bottom line

HA7 4DE offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA7 4DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for HA7 4DE

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

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How HA7 4DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St John's CofE School

Not yet inspected · 8 min walk

KS2: 105.6

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 14 min walk

P8: +1.10A8: 66.6

Childcare

Childcare

Hillview Nursery School

Not inspected · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+107% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour20%
Vehicle crime9%
Burglary7%
Drug offences6%
Robbery5%
Theft4%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.8km

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

B
1%
C
7%
D
3%

Based on 11 properties · Confidence: medium

Street mix

Flat 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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,750
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)
Roof(another dwelling above)
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

2001–2022 · CAGR

+0.1%

Total change

+3%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.4%

per year

Acceleration

-52.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£195k£163k-16.7%3.8
Pre-crash peak2005–2007£310k£276k-11.1%2
GFC & correction2009–2011£250k£181k-27.6%1
Help-to-Buy recovery2013–2015£380k£383k+0.8%1.3
Brexit uncertainty2017–2017£395k£395k+0%1
Rate-rise correction2022–2022£200k£200k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.2% alpha

Flat/maisonette-2.2% α
Local
4.7%
District
6.9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing11
Trend Position100

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
7.8 min walk
Harrow & Wealdstone

Nearby stations

Stanmore Underground StationJubilee
8 min walk
Canons Park Underground StationJubilee
20 min walk
Edgware Underground StationNorthern
32 min walk
Queensbury Underground StationJubilee
39 min walk
Harrow & WealdstoneNational Rail
40 min walk
No bus stops within 400m

17

Walkability score

22

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park348m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Stanmore station car park
739m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 64%
Less green space than 79% 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): 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

HARROW FRAILTY HOSPITAL AT HOME - CLCH

HONEYPOT LANE HEALTH CENTRE, 839 HONEYPOT LANE, HA7 1AR

18 min walk

0

GPs within 1km

8

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

27

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Abercorn Arms (505 m)

Nearest supermarketTriple A Cash and Carry · 2.7 km
1 tennis courts1 swimming pools1 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)

17m

Post office

Nearby shops

Wenzel's145 m

Nearby restaurants

Sahara Lounge66 m
Nando's75 m
Spice Rack90 m
Subway121 m

Nearby pubs

Abercorn Arms505 m

Nearby gyms

Stanmore Bowls Club314 m
Food hygiene (5-star)70% of 50

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

MASAYANG BUHAY LIMITED

Investment

Investment grade, yield and market outlook

54

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 score15/100
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

18.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,948m
Crossrail 2 route15,875m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,807 nationally

2,623

Est. population

3,941/km²

57%

Employed

49%

Degree educated

£39,800

Median income

3.1%

Claimant rate

SuburbanMedium densityEstablished mixed

47

Community stability

Age profile

21%
21%
21%
16%
22%
Under 1821%
18–3421%
35–4921%
50–6416%
65+22%

Tenure

31%
29%
28%
Own outright31%
Own (mortgage)30%
Private rent28%
Social rent11%
Shared ownership0%

Ethnicity

28%
15%
41%
White British28%
White Other15%
Asian41%
Black6%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine13%
No car household29%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent28%
Social rent11%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
36
Planning apps (3 years)
3
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)

Burnell House, 8, Burnell House, 8, Stanmore Hill, Stanmore, HA7 3BQ39 homes
completed
GREEN CIRCLE AND, 45-61, GREEN CIRCLE AND, 45-61, CHURCH ROAD, PYNNACLES CLOSE, HA7 4AG34 homes
completed
Flat 1, Church Road, Stanmore, HA7 4FD34 homes
completed
Buckingham House East, Buckingham Parade, Buckingham House East, Buckingham Parade, The Broadway, Stanmore, HA7 4EB23 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 4DE

Full postcodeHA7 4DE
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.617334
Longitude-0.311738
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