Edgware · Harrow · Harrow East constituency · 51.60116, -0.28067

HA8 5RY— Edgware, Harrow

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

The family fortress

 

Schools 100%Safety 84/100Transport 25/100~5% 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
56
Safety
84
Schools
90
Transport
25
Environment
53
Investment
46

The bottom line

HA8 5RY 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: 58 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 5RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.1% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for HA8 5RY

🛡️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 5RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Stag Lane Primary School

Not yet inspected · Inspected Oct 2024 · 2 min walk

KS2: 107.8

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 6 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 82 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-28% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences20%
Burglary16%
Vehicle crime14%
Other12%
Robbery5%
Drug offences1%
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) · 1.2km

Crime is 37% 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£8,421/m²
Price per ft²£782/ft²
Avg floor area87 m²

EPC breakdown

C
1%
D
6%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 50%Terraced 50%

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£217,500
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

2001–2025 · CAGR

+6.8%

Total change

+383%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.0%

per year

Acceleration

+81.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached50%
Terraced50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£149k£335k+124.8%1
GFC & correction2009–2009£360k£360k+0%1
Help-to-Buy recovery2014–2016£360k£575k+59.7%1
Brexit uncertainty2017–2017£450k£450k+0%1
Current market2025–2025£720k£720k+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
Sales Volume75
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
10.4 min walk
Mill Hill Broadway

Nearby stations

Queensbury Underground StationJubilee
11 min walk
Burnt Oak Underground StationNorthern
15 min walk
Canons Park Underground StationJubilee
15 min walk
Edgware Underground StationNorthern
18 min walk
Kingsbury Underground StationJubilee
23 min walk
No bus stops within 400m

30

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria60 min ↑
Waterloo61 min ↑
Canary Wharf68 min ↑
City64 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park376m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
Iceland Customer Car Park
700m
🅿️
Blood Donor Parking
744m

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: 12.0 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 64%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 4.1 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

5 min walk

69%

Recommend GP

69%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

Nearest hospitalEdgware Community Hospital · 896 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (1.2 km)

Nearest supermarketHak Food Centre · 376 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)

953m

Post office

Nearby shops

Food 4 Less753 m
Hamilton News771 m
Sugar & Spice Mini Market836 m

Nearby cafes

Joe's Bake and Bite826 m
Food for Thought875 m
Lisbon Deli Café918 m

Nearby restaurants

The Perfect Plaice367 m
Pomodoro Rosso367 m
American Fried Express428 m
Marabar756 m

Nearby pubs

The Three Wishes1.2 km

Nearby gyms

Xcelerate Gym767 m

Nearby health

mydentist383 m
Edgware NHS Walk-In Centre754 m
Queensbury Dental Surgery760 m
The Old Red Hill Clinic (Barnet Adolescent Services)1.2 km
Food hygiene (5-star)60% of 30

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DAN PLUMBING CONSTRUCT LTD
GREENHOUSE CONSTRUCTIONA LTD
STEP IN LTD

Investment

Investment grade, yield and market outlook

46

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 score15/100
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

37.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,147m
Crossrail 2 route13,072m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,725 nationally

1,793

Est. population

16,231/km²

61%

Employed

33%

Degree educated

£49,200

Median income

4.8%

Claimant rate

SuburbanVery high densityMixed

47

Community stability

Age profile

25%
25%
21%
17%
Under 1825%
18–3425%
35–4921%
50–6417%
65+12%

Tenure

39%
27%
31%
Own outright39%
Own (mortgage)27%
Private rent31%
Social rent3%
Shared ownership0%

Ethnicity

24%
51%
White British10%
White Other24%
Asian51%
Black5%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine20%
No car household17%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Private rent31%
Social rent3%

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)
8
Largest scheme
189 homes · Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ
Pipeline pressure
NONE

Named schemes (500m)

Former Clinic/Scout Hut, Rear of, Former Clinic/Scout Hut, Rear of, Tenby Road, Edgware, HA8 6DP10 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
69, 69, Bacon Lane, Edgware, HA8 5AX3 homes
completed
163 Camrose Avenue Edgware HA8 6DG, 163, Camrose Avenue, HA8 6DQ2 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 5RY

Full postcodeHA8 5RY
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.601164
Longitude-0.280672
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