Stanmore · Harrow · Harrow East constituency · 51.61364, -0.30724

HA7 4EU— Stanmore, Harrow

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

One of London's quieter, safer enclaves

 

Safety 80/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
44
Safety
80
Schools
—
Transport
28
Environment
47
Investment
42

The bottom line

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

The catch: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA7 4EU

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+7.0% vs London avg

Deep-dive guides for HA7 4EU

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How HA7 4EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Whitchurch Primary School & Nursery

Not yet inspected · 9 min walk

KS2: 106.3

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 8 min walk

P8: +1.10A8: 66.6

Childcare

Childcare

Hillview Nursery School

Not inspected · 73 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+21% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour18%
Burglary12%
Vehicle crime9%
Theft3%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.3km

Crime is +7% above 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£10,171/m²
Price per ft²£945/ft²
Avg floor area74.8 m²

EPC breakdown

B
1%
C
42%
D
15%
E
6%

Based on 64 properties · Confidence: high

Street mix

Semi 60%Terraced 4%Flat 37%

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£187,000
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
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

1995–2024 · CAGR

+8.7%

Total change

+1015%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.3%

per year

Acceleration

-9.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached63%
Terraced3.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£97k+51.1%2
Post-dot-com plateau2001–2004£169k£230k+36.5%2.8
Pre-crash peak2006–2007£125k£285k+127.6%2.5
GFC & correction2008–2012£288k£170k-40.9%2
Help-to-Buy recovery2013–2016£195k£376k+92.9%2.2
Brexit uncertainty2018–2019£490k£560k+14.3%3
Pandemic surge2021–2021£532k£532k+0%1
Rate-rise correction2022–2022£640k£640k+0%1
Current market2024–2024£712k£712k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Weakest performer

Flat/maisonette

+0.4% alpha

Semi-detached+1.3% α
Local
8.3%
District
7%
Flat/maisonette+0.4% α
Local
9%
District
8.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

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
8.3 min walk
Kenton

Nearby stations

Stanmore Underground StationJubilee
9 min walk
Canons Park Underground StationJubilee
14 min walk
Edgware Underground StationNorthern
28 min walk
Queensbury Underground StationJubilee
33 min walk
Harrow & Wealdstone Rail StationSouthern · West Midlands Trains
38 min walk
No bus stops within 400m

6

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf66 min ↑
City64 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park557m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Stanmore station car park
648m

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: 14.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 92% of London

Nearest SSSI: Bentley Priory SSSI — 1.8 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

HARROW FRAILTY HOSPITAL AT HOME - CLCH

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

12 min walk

1

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal National Orthopaedic Hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketTriple A Cash and Carry · 2.2 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)

513m

Post office

Nearby shops

Wenzel's492 m
Honeypot Stores939 m

Nearby cafes

Good Friends Cafe753 m

Nearby restaurants

Nando's539 m
Subway540 m
Domino's547 m
Spice Rack563 m

Nearby gyms

Stanmore Bowls Club737 m

Nearby pharmacies

Kings Pharmacy900 m

Nearby health

Honeypot Lane Centre NHS Clinic1.0 km
Food hygiene (5-star)72% of 47

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AAA & CO 7 LTD.
CAPABLE COMMUNITIES LIMITED
EXXELO LIMITED
GLOWGENIE LTD
GOLAKIYA LTD

+12 more

Investment

Investment grade, yield and market outlook

42

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

29.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,441m
Crossrail 2 route15,376m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,859 nationally

1,828

Est. population

3,269/km²

55%

Employed

42%

Degree educated

£40,300

Median income

4.7%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

22%
18%
21%
17%
22%
Under 1822%
18–3418%
35–4921%
50–6417%
65+22%

Tenure

34%
23%
26%
16%
Own outright34%
Own (mortgage)23%
Private rent26%
Social rent16%
Shared ownership0%
Rent free1%

Ethnicity

30%
15%
39%
White British30%
White Other15%
Asian39%
Black5%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine15%
No car household21%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent26%
Social rent16%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
12
Largest scheme
39 homes · Burnell House, 8, Burnell House, 8, Stanmore Hill, Stanmore, HA7 3BQ
Pipeline pressure
NONE

Named schemes (500m)

South and South West of Paxfold building, South and South West of Paxfold building, Elizabeth Gardens, Stanmore, HA7 4UG28 homes
completed
Kingsgate House, 29 - 39, Kingsgate House, 29 - 39, The Broadway, Stanmore, HA7 4DJ17 homes
completed
NORFOLK HOUSE, NORFOLK HOUSE, LONDON ROAD, HA7 4PJ15 homes
completed
4, 4, MARSH LANE, HA7 4HG12 homes
completed
60-62, 60-62, MARSH LANE, HA7 4HW10 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 4EU

Full postcodeHA7 4EU
Postcode districtHA7
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.613645
Longitude-0.307238
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