Edgware · Harrow · Harrow East constituency · 51.60078, -0.26804

HA8 5EP— Edgware, Harrow

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

The family fortress

 

Schools 100%Safety 77/100Transport 42/100Yield 4.66%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
58
Safety
77
Schools
90
Transport
42
Environment
55
Investment
67

The bottom line

HA8 5EP 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 catches: high noise levels nearby; 48 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 5EP

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 5EP

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA8 5EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Shalom Noam Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 108.2

—

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 80 min walk

8 primaries · 0 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

93

Road safety score

7

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.3km

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area61.6 m²

EPC breakdown

C
17%
D
17%
E
9%

Based on 43 properties · Confidence: high

Street mix

Semi 10%Flat 60%Other 30%

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£154,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
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

1997–2020 · CAGR

+4.3%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.3%

per year

Acceleration

-43.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Flat/maisonette83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£57k£218k+285.8%1
Pre-crash peak2006–2006£98k£98k+0%1
Help-to-Buy recovery2013–2015£135k£175k+29.6%1
Pandemic surge2020–2020£150k£150k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Burnt Oak Underground StationNorthern line
4.3 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
4 min walk
Colindale Underground StationNorthern
17 min walk
Queensbury Underground StationJubilee
18 min walk
Edgware Underground StationNorthern
19 min walk
Mill Hill BroadwayNational Rail
24 min walk
No bus stops within 400m

35

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo49 min ↑
Canary Wharf59 min ↑
City52 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

45

Car parks (800m)

1

EV chargers (800m)

Nearest car park135m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Iceland Customer Car Park
282m
🅿️
Burnt Oak Station Car Park
294m
🅿️
Blood Donor Parking
674m

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed455 Mbps
Median download431 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 22%
More green space than 84% of London

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

JAI MEDICAL CENTRE (BRENT)

82 STAG LANE, HA8 5LP

4 min walk

72%

Recommend GP

72%

Overall GP experience

12

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 666 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

139

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketFood 4 Less · 106 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)

80m

Post office

Nearby shops

Ocean Groceries154 m
Bijal Food Centre228 m
Corner 4 News & Booze520 m

Nearby cafes

Costa92 m
Eats & Bits337 m

Nearby restaurants

Dixy Chicken275 m
Alkis511 m
American Fried Express740 m
Nando's816 m

Nearby gyms

The Arch Climbing Wall: Arch North271 m
Xcelerate Gym913 m

Nearby pharmacies

Asda916 m

Nearby health

Care Dental68 m
Edgware NHS Walk-In Centre615 m
Edgware Community Hospital666 m
Deansbrook Care Centre990 m
Food hygiene (5-star)49% of 125

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AXF SALES CARS LTD
BUCOVINA BAKERY LIMITED
BUCOVINA IN UK LTD
BURNT OAK FISH MARKET LTD
D & DI LIMITED

+7 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

28.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,488m
Crossrail 2 route12,370m

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
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
67%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
67
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Burnt Oak Broadway, HA8 5LD76 homes
completed
THEOCO RENAULT, 5, THEOCO RENAULT, 5, BURNT OAK BROADWAY, HA8 5LD53 homes
completed
Stag House, 94, Burnt Oak Broadway, HA8 0BE51 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 5EP

Full postcodeHA8 5EP
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.600781
Longitude-0.268037
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