Stanmore · Harrow · Harrow East constituency · 51.63173, -0.33489

WD23 1NT— Stanmore, Harrow

Location and area intelligence for WD23 1NT, Stanmore, Harrow

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 9/100

Best for: Owner-occupiers

Compare areas

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

Liveability
42
Safety
10
Schools
95
Transport
9
Environment
72
Investment
48

The bottom line

WD23 1NT offers exceptional schools (100% Good/Outstanding) — strong value for Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 65 min to london bridge — above average for this zone.

Less suited to Families.

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Location

WD23 1NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for WD23 1NT

🛡️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 high crime

“Strong, well-rated schools nearby”

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How WD23 1NT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Avanti House Primary School

Good · Inspected Dec 2019 · 7 min walk

KS2: 110.2

★★★

Secondary

Bentley Wood High School

Outstanding · Inspected Nov 2023 · 20 min walk

P8: +0.92A8: 57.3

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 90 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+771% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour20%
Vehicle crime9%
Burglary7%
Drug offences6%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.6km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area251.5 m²

EPC breakdown

E
1%
F
1%

Based on 2 properties · Confidence: very_low

Street mix

Detached 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
Rebuild cost estimate£628,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band GAnnual charge £3,373
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2016 · CAGR

+5.5%

Total change

+178%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.3%

per year

Acceleration

+9.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£480k£480k+0%1
Post-dot-com plateau2003–2003£675k£675k+0%1
Pre-crash peak2007–2007£650k£650k+0%1
GFC & correction2008–2008£900k£900k+0%1
Help-to-Buy recovery2016–2016£1.33m£1.33m+0%2

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
Headstone Lane

Nearby stations

Stanmore Underground StationJubilee
32 min walk
Hatch End Rail StationLioness
43 min walk
Carpenders Park Rail StationLioness
44 min walk
Headstone Lane Rail StationLioness
45 min walk
Headstone LaneNational Rail
45 min walk
No bus stops within 400m

8

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★65 min
Victoria66 min ↑
Waterloo69 min ↑
Canary Wharf78 min ↑
City72 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

24

Car parks (800m)

0

EV chargers (800m)

Nearest car park158m
Santander docks (800m)0
Nearest cycle dock11.1 km

Nearby car parks

🅿️
Stanmore Common· no
708m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 1.2 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ASPRI MEDICAL CENTRE

1 LONG ELMES, HARROW WEALD, HA3 5LE

39 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpire Bushey Hospital · 674 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

35

Sports (1km)

0

Convenience

Nearest supermarket4.2 km
11 tennis courts24 swimming pools

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)

688m

Post office

Nearby cafes

Cafe Toulous655 m
Deli Cafe Heath658 m

Nearby restaurants

The Windmill238 m
Sonargaon Restaurant601 m
Sea Pebbles618 m
Chikayan681 m

Nearby pharmacies

Heath Pharmacy642 m

Nearby health

Dr. Vikas Acharya640 m
Spire Bushey Hospital674 m
Food hygiene (5-star)100% of 3

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

48

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
Gentrification score18/100
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

31.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,212m
Crossrail 2 route18,129m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,541 nationally

1,751

Est. population

863/km²

48%

Employed

48%

Degree educated

£39,800

Median income

2.1%

Claimant rate

SuburbanLow densityOwner occupiers / families

59

Community stability

Age profile

16%
16%
19%
38%
Under 1816%
18–3410%
35–4916%
50–6419%
65+38%

Tenure

49%
34%
15%
Own outright49%
Own (mortgage)34%
Private rent15%
Social rent1%
Shared ownership0%

Ethnicity

48%
31%
White British48%
White Other11%
Asian31%
Black2%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine9%
No car household12%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent15%
Social rent1%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Borough approval rate
66%
Historic landfill (400m)
1
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)
0
Largest scheme
117 homes · Bentley Priory, Bentley Priory, The Common, Stanmore, HA7 3HR
Pipeline pressure
NONE

Named schemes (500m)

Heathfield Lodge, Heathfield Lodge, The Common, Stanmore, HA7 3HS1 homes
completed
Ad Astra, Ad Astra, Priory Drive, HA7 3HL1 homes
completed
Tanglewood Cottage, 12, Tanglewood Cottage, 12, Tanglewood Close, HA7 3JA1 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 WD23 1NT

Full postcodeWD23 1NT
Postcode districtWD23
BoroughLondon Borough of Harrow
WardStanmore
Latitude51.631728
Longitude-0.334886
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