Edgware · Harrow · Harrow East constituency · 51.60439, -0.27729

HA8 5BB— Edgware, Harrow

Location and area intelligence for HA8 5BB, Edgware, Harrow

The family fortress

 

Schools 100%Safety 85/100Transport 24/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
85
Schools
90
Transport
24
Environment
53
Investment
47

The bottom line

HA8 5BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

HA8 5BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for HA8 5BB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA8 5BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Krishna Avanti Primary School

Not yet inspected · Inspected Jun 2025 · 3 min walk

KS2: 110.9

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 11 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.6 incidents per 1,000 residents

Better than 74% of London
→ Stable

-36% vs borough

Crime by type

Other24%
Burglary24%
Violence & sexual offences18%
Vehicle crime15%
Anti-social behaviour12%
Robbery4%
Theft3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.4km

Crime is 44% below 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.

HA8 district median

£386,500

Based on 99 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,150/m²
Price per ft²£571/ft²
Avg floor area86.9 m²

EPC breakdown

C
2%
D
10%
E
2%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 96%Terraced 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 yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£217,250
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, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+645%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-3.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached95.7%
Terraced4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£203k+179.3%1.7
Post-dot-com plateau2001–2003£166k£250k+50.6%1.5
Pre-crash peak2005–2007£305k£315k+3.2%1.3
GFC & correction2010–2012£332k£307k-7.5%1
Help-to-Buy recovery2014–2016£250k£564k+125.6%1
Brexit uncertainty2017–2018£549k£475k-13.5%1
Rate-rise correction2022–2023£553k£555k+0.5%1.5
Current market2025–2025£540k£540k+0%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
13.2%
District
12.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
Edgware Underground StationNorthern line
12.4 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
12 min walk
Edgware Underground StationNorthern
13 min walk
Canons Park Underground StationJubilee
16 min walk
Queensbury Underground StationJubilee
16 min walk
Colindale Underground StationNorthern
27 min walk
No bus stops within 400m

22

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★54 min
Waterloo54 min ↑
Canary Wharf64 min ↑
City58 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

49

Car parks (800m)

0

EV chargers (800m)

Nearest car park304m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
Blood Donor Parking
334m
🅿️
Iceland Customer Car Park
488m
🅿️
The Broadwalk Shopping Centre Car Park· yes
795m

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: 12.1 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 49%
More green space than 79% of London

Nearest SSSI: Brent Reservoir SSSI — 4.2 km

Energy

Solar: 846 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 yield845.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BACON LANE SURGERY

11 BACON LANE, HA8 5AT

2 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 496 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (895 m)

Nearest supermarketHak Food Centre · 701 m
1 tennis courts

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)

1.2km

Post office

Nearby shops

Elite Food and Wine917 m
Wenzel's1.0 km
Food Centre1.1 km

Nearby cafes

Food for Thought484 m
Lisbon Deli Café655 m
Costa931 m
walk & eat968 m

Nearby restaurants

The Perfect Plaice729 m
American Fried Express731 m
Pomodoro Rosso736 m
Domino's750 m

Nearby pubs

The Three Wishes895 m

Nearby gyms

Xcelerate Gym346 m

Nearby pharmacies

Boots960 m

Nearby health

Edgware NHS Walk-In Centre362 m
Edgware Community Hospital496 m
mydentist777 m
The Old Red Hill Clinic (Barnet Adolescent Services)782 m
Food hygiene (5-star)48% of 102

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AMWT LIMITED
CLOUDAWS LIMITED
GUARDIAN SECURITY SEALS LIMITED
KRIVANA LTD
PLUMBHEAT4YOU LTD

+1 more

Investment

Investment grade, yield and market outlook

47

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score17/100
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

4/100

Velocity score

Future outlook

44.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,226m
Crossrail 2 route13,118m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,568 nationally

1,859

Est. population

9,693/km²

61%

Employed

36%

Degree educated

£43,100

Median income

5.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

45

Community stability

Age profile

24%
23%
23%
16%
14%
Under 1824%
18–3423%
35–4923%
50–6416%
65+14%

Tenure

35%
28%
34%
Own outright35%
Own (mortgage)28%
Private rent34%
Social rent2%
Shared ownership1%

Ethnicity

30%
43%
White British12%
White Other30%
Asian43%
Black7%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine18%
No car household23%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent34%
Social rent2%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
3
Planning apps (3 years)
9
Local approval rate
33%
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)
17
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ189 homes
completed
9-17, 9-17, High Street, Edgware, HA8 7EE31 homes
completed
1A, 1A, Deansbrook Road, Edgware, HA8 9BE27 homes
completed
Grosvenor House, Grosvenor House, High Street, HA8 7TA25 homes
completed
415 & r/o 369, 415 & r/o 369, Burnt Oak Broadway, Edgware, HA8 5AH14 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.6%
Ward turnout
114%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Nicola BlackmanConservative
Paresh ChudasamaConservative
Yogesh Ratilal TeliConservative

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Key facts for HA8 5BB

Full postcodeHA8 5BB
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.604388
Longitude-0.277286
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