Edgware · Harrow · Harrow East constituency · 51.60130, -0.27398

HA8 5BE— Edgware, Harrow

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

The practical family move

 

Schools 100%Safety 77/100Transport 33/100Yield 4.66%

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
77
Schools
60
Transport
33
Environment
49
Investment
67

The bottom line

HA8 5BE 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 5BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for HA8 5BE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How HA8 5BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Stag Lane Primary School

Not yet inspected · Inspected Oct 2024 · 6 min walk

KS2: 107.8

—

Secondary

Kingsbury High School

Not yet inspected · 16 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.4 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+51% vs borough

Crime by type

Other31%
Violence & sexual offences23%
Anti-social behaviour13%
Burglary11%
Vehicle crime9%
Drug offences7%
Robbery5%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area104.3 m²

EPC breakdown

C
3%
D
6%
E
5%

Based on 14 properties · Confidence: medium

Street mix

Semi 94%Terraced 6%

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 yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£260,750
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 DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2015 · CAGR

+8.4%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.3%

per year

Acceleration

+8.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached94.1%
Terraced5.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£98k£117k+19.9%1.5
Post-dot-com plateau2001–2004£162k£265k+63.6%2
Pre-crash peak2005–2006£261k£250k-4.2%1
GFC & correction2009–2012£232k£323k+39.3%1.3
Help-to-Buy recovery2014–2015£368k£450k+22.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2.7% alpha

Semi-detached-2.7% α
Local
6.4%
District
9.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Burnt Oak Underground StationNorthern line
8.5 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
9 min walk
Queensbury Underground StationJubilee
15 min walk
Edgware Underground StationNorthern
17 min walk
Canons Park Underground StationJubilee
20 min walk
Colindale Underground StationNorthern
22 min walk
No bus stops within 400m

25

Walkability score

7

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

42

Car parks (800m)

1

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Iceland Customer Car Park
262m
🅿️
Blood Donor Parking
519m
🅿️
Burnt Oak Station Car Park
618m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 11.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.8 km

Energy

Solar: 846 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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

OAK LODGE MEDICAL CENTRE

234 BURNT OAK BROADWAY, HA8 0AP

4 min walk

74%

Recommend GP

74%

Overall GP experience

12

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 613 m
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

76

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketIceland · 298 m
1 sports halls

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)

495m

Post office

Nearby shops

Ocean Groceries557 m
Bijal Food Centre617 m

Nearby cafes

Costa396 m
Eats & Bits695 m
Food for Thought859 m

Nearby restaurants

American Fried Express461 m
The Perfect Plaice526 m
Pomodoro Rosso541 m
Dixy Chicken655 m

Nearby gyms

The Arch Climbing Wall: Arch North635 m
Xcelerate Gym689 m

Nearby health

Care Dental443 m
Edgware NHS Walk-In Centre489 m
mydentist609 m
Edgware Community Hospital613 m
Food hygiene (5-star)50% of 94

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

DSC INTELIGENCE SOLUTIONS LIMITED
EDGWARE CONSTRUCTION LIMITED
KANBI INVESTMENTS LIMITED
NEXA TRADERS LTD
PRIMARY PREMISES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

67

Investment score

Good

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

23.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,822m
Crossrail 2 route12,721m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,586 nationally

1,713

Est. population

12,142/km²

64%

Employed

36%

Degree educated

£43,100

Median income

7.5%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

25%
24%
22%
17%
Under 1825%
18–3424%
35–4922%
50–6417%
65+12%

Tenure

35%
22%
42%
Own outright35%
Own (mortgage)22%
Private rent42%
Social rent1%
Shared ownership1%

Ethnicity

14%
29%
40%
White British14%
White Other29%
Asian40%
Black6%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine20%
No car household23%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent42%
Social rent1%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
50%
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)
7
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, Burnt Oak Broadway, Burnt Oak, HA8 0AD248 homes
completed
BACS, 3, BACS, 3, De Havilland Road, Edgware, HA8 5PA177 homes
completed
LAND AT THE NORTH-EASTERN END OF, LAND AT THE NORTH-EASTERN END OF, DE HAVILLAND ROAD, HA8 6LB74 homes
completed
1-19, 1-19, BRIARY GROVE, HA819 homes
completed
1b & 1c, 1b & 1c, Argyll Gardens, Edgware, HA8 5HB4 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 5BE

Full postcodeHA8 5BE
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.601300
Longitude-0.273981
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