Canons · Harrow · Harrow East constituency · 51.61852, -0.30303

HA7 4BS— Canons, Harrow

Location and area intelligence for HA7 4BS, Canons, Harrow

Under-the-radar value

 

Safety 82/100Transport 38/100Yield 5.45%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
49
Safety
82
Schools
—
Transport
38
Environment
47
Investment
50

The bottom line

HA7 4BS offers low crime and fast broadband at £330,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA7 4BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income+8.1% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for HA7 4BS

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

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“Under-the-radar value”

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How HA7 4BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Aylward Primary School

Not yet inspected · 5 min walk

KS2: 105.8

—

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 · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.3 incidents per 1,000 residents

Better than 58% of London
→ Stable

-4% vs borough

Crime by type

Vehicle crime23%
Anti-social behaviour21%
Other20%
Burglary19%
Violence & sexual offences12%
Drug offences2%
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: Stanmore Fire Station (G22) · 1.7km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

-9.8%

This year

Flat

Dominant type

Price history

5-year change
-14.3%
Sales (24 months)15
New build80.0%
Avg flat£330,000
Price per m²£5,622/m²
Price per ft²£522/ft²
Avg floor area58.7 m²

EPC breakdown

B
70%

Based on 70 properties · Confidence: high

Street mix

Flat 99%Other 2%

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

Stamp duty

Standard buyer£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.3×

Price-to-income

£1,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,750
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.14 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2026 · CAGR

+-11.2%

Total change

-51%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.8%

per year

Acceleration

+3.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 67 sales

Property Type Mix

Total: 67 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£560k£385k-31.2%13.5
Rate-rise correction2022–2023£380k£448k+17.8%5
Current market2024–2026£352k£275k-21.8%10

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
-3%
District
-3.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Stanmore Underground StationJubilee line
0.9 min walk
Kenton

Nearby stations

Stanmore Underground StationJubilee
2 min walk
Canons Park Underground StationJubilee
17 min walk
Edgware Underground StationNorthern
25 min walk
Queensbury Underground StationJubilee
37 min walk
Burnt Oak Underground StationNorthern
40 min walk
No bus stops within 400m

9

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★54 min
Victoria57 min ↑
Waterloo56 min ↑
Canary Wharf64 min ↑
City61 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 park121m
Santander docks (800m)0
Nearest cycle dock8.9 km

Nearby car parks

🅿️
Stanmore station car park
141m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 37%
Less green space than 82% of London

Nearest SSSI: Bentley Priory SSSI — 1.9 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

17 min walk

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalRoyal National Orthopaedic Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Nando's (562 m)

Nearest supermarketTriple A Cash and Carry · 2.6 km
1 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)

602m

Post office

Nearby shops

Wenzel's474 m
Spar731 m

Nearby cafes

Good Friends Cafe778 m

Nearby restaurants

Nando's562 m
Sahara Lounge620 m
Spice Rack707 m
Subway733 m

Nearby gyms

Stanmore Bowls Club527 m

Nearby pharmacies

Andrews Pharmacy775 m
Food hygiene (5-star)65% of 17

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ATWOOD123 LIMITED
MOVING PROVISIONS LTD
TOTAL PROSPERITY LTD
TRANSITION ANALYSIS LTD
TRAVELASTIC LTD

Investment

Investment grade, yield and market outlook

50

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score10/100
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

38.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,600m
Crossrail 2 route15,494m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,535 nationally

1,464

Est. population

5,140/km²

60%

Employed

50%

Degree educated

£45,400

Median income

3.5%

Claimant rate

SuburbanMedium densityEstablished mixed

54

Community stability

Age profile

20%
22%
21%
19%
19%
Under 1820%
18–3422%
35–4921%
50–6419%
65+19%

Tenure

42%
30%
19%
Own outright42%
Own (mortgage)30%
Private rent19%
Social rent9%

Ethnicity

26%
13%
44%
White British26%
White Other13%
Asian44%
Black5%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine13%
No car household13%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent9%

vs. London

Income vs London+8.1%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
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)
3
Largest scheme
28 homes · South and South West of Paxfold building, South and South West of Paxfold building, Elizabeth Gardens, Stanmore, HA7 4UG
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
NORFOLK HOUSE, NORFOLK HOUSE, LONDON ROAD, HA7 4PJ15 homes
completed
85 & 87, 85 & 87, London Road, Stanmore, HA7 4PB9 homes
completed
21 Garden Court, 21 Garden Court, Marsh Lane, Stanmore, HA7 4TE3 homes
completed
Warren Fields, Warren Fields, Valencia Road, HA7 4JQ2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
35.1%
Ward turnout
82%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Ameet JogiaConservative
Amir MoshensonConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for HA7 4BS

Full postcodeHA7 4BS
Postcode districtHA7
BoroughLondon Borough of Harrow
WardCanons
Latitude51.618521
Longitude-0.303027
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