Stanmore · Harrow · Harrow East constituency · 51.61642, -0.30982

HA7 4EJ— Stanmore, Harrow

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

 

Safety 72/100Transport 28/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
45
Safety
72
Schools
—
Transport
28
Environment
47
Investment
43

The bottom line

HA7 4EJ offers low crime and fast broadband — strong value for Families and Owner-occupiers 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 4EJ

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 4EJ

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

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How HA7 4EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Stanburn Primary School

Not yet inspected · 14 min walk

KS2: 109.9

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 12 min walk

P8: +1.10A8: 66.6

Childcare

Childcare

Hillview Nursery School

Not inspected · 75 min walk

2 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.7km

Crime is +82% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,811/m²
Price per ft²£726/ft²
Avg floor area81.5 m²

EPC breakdown

C
1%
D
12%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 69%Flat 27%Other 4%

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£203,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1996–2025 · CAGR

+7.3%

Total change

+674%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

-32.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached72%
Flat/maisonette28%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£80k£131k+64.2%1.2
Post-dot-com plateau2001–2002£135k£207k+53.3%1
Pre-crash peak2005–2007£200k£250k+25%1
GFC & correction2008–2010£328k£296k-9.6%1.5
Help-to-Buy recovery2014–2016£458k£484k+5.7%1.3
Brexit uncertainty2018–2018£490k£490k+0%1
Pandemic surge2021–2021£553k£553k+0%2
Rate-rise correction2022–2023£584k£485k-17%1.5
Current market2024–2025£630k£615k-2.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
4.2%
District
4.7%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

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
7.1 min walk
Harrow & Wealdstone

Nearby stations

Stanmore Underground StationJubilee
7 min walk
Canons Park Underground StationJubilee
18 min walk
Edgware Underground StationNorthern
30 min walk
Queensbury Underground StationJubilee
37 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
40 min walk
No bus stops within 400m

15

Walkability score

16

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 park414m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Stanmore station car park
628m

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 waterMEDIUM
Medium
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 AONB4% green spaceTree canopy: 40%
Less green space than 78% of London

Nearest SSSI: Bentley Priory SSSI — 1.5 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

16 min walk

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

43

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 (666 m)

Nearest supermarketTriple A Cash and Carry · 2.5 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)

161m

Post office

Nearby shops

Wenzel's151 m

Nearby restaurants

Nando's182 m
Sahara Lounge221 m
Spice Rack238 m
Subway238 m

Nearby pubs

Abercorn Arms666 m

Nearby gyms

Stanmore Bowls Club399 m
Food hygiene (5-star)71% of 48

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

A & Y FITTING SOUT LIMITED
ACADEMY FINE PAINTINGS LTD
AUTO & STORAGE LTD
AZIMUTH PEAK ADVISORY LTD
EDWARD AND MARY LIMITED

+15 more

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 score15/100
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

8/100

Velocity score

Future outlook

35.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,782m
Crossrail 2 route15,709m

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)
29
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)
14
Largest scheme
39 homes · Burnell House, 8, Burnell House, 8, Stanmore Hill, Stanmore, HA7 3BQ
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
Buckingham House East, Buckingham Parade, Buckingham House East, Buckingham Parade, The Broadway, Stanmore, HA7 4EB23 homes
completed
Kingsgate House, 29 - 39, Kingsgate House, 29 - 39, The Broadway, Stanmore, HA7 4DJ17 homes
completed
Compass House, Compass House, Pynnacles Close, Stanmore, HA7 4AF16 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 4EJ

Full postcodeHA7 4EJ
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.616425
Longitude-0.309822
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