Edgware · Harrow · Harrow East constituency · 51.60378, -0.27273

HA8 5DU— Edgware, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 30/100Yield 4.66%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
85
Schools
60
Transport
30
Environment
51
Investment
60

The bottom line

HA8 5DU offers exceptional schools (100% Good/Outstanding) and low crime — 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 5DU

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 5DU

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA8 5DU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Watling Park School

Not yet inspected · 6 min walk

KS2: 105.0

—

Secondary

Kingsbury High School

Not yet inspected · 20 min walk

P8: +0.36A8: 48.7

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 · 84 min walk

8 primaries · 0 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) · 1.7km

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area51.7 m²

EPC breakdown

C
1%
D
8%
E
9%
F
5%

Based on 23 properties · Confidence: medium

Street mix

Flat 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 yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£129,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2000–2017 · CAGR

+10%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.0%

per year

Acceleration

-33.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£52k£52k+0%1
Post-dot-com plateau2004–2004£145k£145k+0%1
Pre-crash peak2005–2005£150k£150k+0%3
Help-to-Buy recovery2014–2014£226k£226k+0%1
Brexit uncertainty2017–2017£265k£265k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Burnt Oak Underground StationNorthern line
7.3 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
8 min walk
Edgware Underground StationNorthern
14 min walk
Queensbury Underground StationJubilee
18 min walk
Canons Park Underground StationJubilee
20 min walk
Colindale Underground StationNorthern
23 min walk
No bus stops within 400m

32

Walkability score

15

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

51

Car parks (800m)

1

EV chargers (800m)

Nearest car park111m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Iceland Customer Car Park
184m
🅿️
Blood Donor Parking
242m
🅿️
Burnt Oak Station Car Park
517m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
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: 11.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 4.0 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

OAK LODGE MEDICAL CENTRE

234 BURNT OAK BROADWAY, HA8 0AP

2 min walk

74%

Recommend GP

74%

Overall GP experience

13

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 325 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Dixy Chicken (598 m)

Nearest supermarketIceland · 202 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)

540m

Post office

Nearby shops

Ocean Groceries548 m
Bijal Food Centre576 m
Wenzel's1.1 km
Food Centre1.1 km

Nearby cafes

Costa392 m
Eats & Bits606 m
Food for Thought635 m
walk & eat1.0 km

Nearby restaurants

Dixy Chicken598 m
American Fried Express744 m
The Perfect Plaice793 m
Pomodoro Rosso807 m

Nearby gyms

Xcelerate Gym455 m
The Arch Climbing Wall: Arch North736 m

Nearby pharmacies

Boots1.0 km

Nearby health

Edgware NHS Walk-In Centre202 m
Edgware Community Hospital325 m
Care Dental524 m
Deansbrook Care Centre819 m
Food hygiene (5-star)48% of 85

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

COLUMBIA COURT RESIDENTS ASSOCIATION LIMITED

Investment

Investment grade, yield and market outlook

60

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 score16/100
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

32.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,954m
Crossrail 2 route12,834m

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)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
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)
13
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, HA8250 homes
completed
EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, Burnt Oak Broadway, Burnt Oak, HA8 0AD248 homes
completed
FORMER BOOSEY & HAWKES SITE, FORMER BOOSEY & HAWKES SITE, DEANSBROOK ROAD, Barnet, HA8 9BB147 homes
completed
WOOD COURT, 1, WOOD COURT, 1, South Road, Middlesex, HA839 homes
completed
The Croft, East Road, HA8 0BS35 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 5DU

Full postcodeHA8 5DU
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.603781
Longitude-0.272731
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
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