Edgware · Harrow · Harrow East constituency · 51.59691, -0.27761

HA8 5PB— Edgware, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 29/100Yield 4.66%

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
81
Schools
60
Transport
29
Environment
51
Investment
63

The bottom line

HA8 5PB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 5PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.1% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for HA8 5PB

🛡️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 5PB 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 · 4 min walk

KS2: 107.8

—

Secondary

Kingsbury High School

Not yet inspected · 10 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 · 75 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.9 incidents per 1,000 residents

Better than 54% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour17%
Vehicle crime13%
Robbery8%
Burglary8%
Drug offences2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.6km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area81.3 m²

EPC breakdown

C
2%
D
16%
E
2%
F
1%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 68%Terraced 32%

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£203,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 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

1995–2022 · CAGR

+7.6%

Total change

+625%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.9%

per year

Acceleration

+49.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached68%
Terraced32%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£158k+84.8%2.4
Post-dot-com plateau2002–2002£187k£187k+0%3
Pre-crash peak2005–2007£226k£295k+30.5%1
GFC & correction2011–2011£340k£340k+0%1
Help-to-Buy recovery2013–2016£310k£555k+79%1
Brexit uncertainty2017–2017£540k£540k+0%1
Pandemic surge2020–2021£570k£470k-17.5%1
Rate-rise correction2022–2022£620k£620k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
16.2%
District
16.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Queensbury Underground StationJubilee line
7.8 min walk
Mill Hill Broadway

Nearby stations

Queensbury Underground StationJubilee
8 min walk
Burnt Oak Underground StationNorthern
14 min walk
Kingsbury Underground StationJubilee
17 min walk
Canons Park Underground StationJubilee
21 min walk
Edgware Underground StationNorthern
23 min walk
No bus stops within 400m

41

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★54 min
Waterloo58 min ↑
Canary Wharf68 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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park706m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Iceland Customer Car Park
789m

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: 11.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

MOLLISON WAY SURGERY

45C-46 SOUTH PARADE, MOLLISON WAY, HARROW, HA8 5QL

1 min walk

69%

Recommend GP

69%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 773 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (889 m)

Nearest supermarketA Day Fresh · 96 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)

840m

Post office

Nearby shops

Food 4 Less536 m
Hamilton News570 m
Sugar & Spice Mini Market621 m

Nearby cafes

Joe's Bake and Bite617 m
Costa830 m

Nearby restaurants

American Fried Express101 m
The Perfect Plaice169 m
Pomodoro Rosso179 m
Marabar544 m

Nearby pubs

Jürgen's Lounge889 m

Nearby gyms

Xcelerate Gym1.2 km

Nearby health

mydentist229 m
Queensbury Dental Surgery551 m
Care Dental769 m
Edgware NHS Walk-In Centre1.0 km
Food hygiene (5-star)61% of 28

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

AJ ELECTRICAL SOLUTIONS LTD
APEX DATA SERVICES LIMITED
CHICKEN TALLY GROUP LTD
CHICKEN TALLY LTD
MEDER EXPRES LTD

+5 more

Investment

Investment grade, yield and market outlook

63

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

22.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,671m
Crossrail 2 route12,614m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,131 nationally

1,970

Est. population

13,962/km²

64%

Employed

31%

Degree educated

£49,200

Median income

4.7%

Claimant rate

SuburbanHigh densityRenters

36

Community stability

Age profile

25%
24%
24%
16%
Under 1825%
18–3424%
35–4924%
50–6417%
65+11%

Tenure

27%
20%
45%
Own outright27%
Own (mortgage)20%
Private rent45%
Social rent8%
Shared ownership1%

Ethnicity

31%
42%
White British10%
White Other31%
Asian42%
Black4%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine19%
No car household31%
Unemployed5%
No qualifications29%

Housing tenure (Census 2021)

Private rent45%
Social rent8%

vs. London

Income vs London+17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
4
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
177 homes · BACS, 3, BACS, 3, De Havilland Road, Edgware, HA8 5PA
Pipeline pressure
NONE

Named schemes (500m)

BACS, 3, BACS, 3, De Havilland Road, Edgware, HA8 5PA177 homes
completed
LAND AT THE SOUTH-WESTERN END OF, LAND AT THE SOUTH-WESTERN END OF, DE HAVILLAND ROAD, HA8 6LB75 homes
completed
1-19, 1-19, BRIARY GROVE, HA819 homes
completed
The Flying Eagle Public House, The Flying Eagle Public House, Mollison Way, Edgware, HA8 5QH6 homes
completed
14a/15a North Parade, 14a/15a North Parade, Mollison Way, HA5 1LY4 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 5PB

Full postcodeHA8 5PB
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.596911
Longitude-0.277612
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