Edgware · Harrow · Harrow East constituency · 51.59924, -0.27673

HA8 5SE— Edgware, Harrow

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 27/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
55
Safety
81
Schools
60
Transport
27
Environment
48
Investment
51

The bottom line

HA8 5SE 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.

Check your dealbreakers

Toggle the things that matter to you — see how HA8 5SE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA8 5SE meets your needs.

Location

HA8 5SE

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 5SE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA8 5SE with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA8 5SE 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 · 3 min walk

KS2: 107.8

—

Secondary

Kingsbury High School

Not yet inspected · 13 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 · 79 min walk

5 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.5km

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,613/m²
Price per ft²£707/ft²
Avg floor area68.8 m²

EPC breakdown

B
1%
C
8%
D
22%
E
2%
F
1%

Based on 34 properties · Confidence: high

Street mix

Semi 19%Terraced 81%

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£172,000
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

1995–2025 · CAGR

+5.1%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.9%

per year

Acceleration

-31.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£156k+85.4%1.3
Post-dot-com plateau2001–2004£147k£238k+62.4%2
Pre-crash peak2005–2007£259k£288k+11.2%1.7
Help-to-Buy recovery2014–2014£350k£350k+0%1
Brexit uncertainty2019–2019£185k£185k+0%1
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2022–2023£420k£500k+19%1
Current market2024–2025£520k£375k-27.9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
4%
District
4.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
10.3 min walk
Mill Hill Broadway

Nearby stations

Queensbury Underground StationJubilee
11 min walk
Burnt Oak Underground StationNorthern
12 min walk
Canons Park Underground StationJubilee
20 min walk
Kingsbury Underground StationJubilee
20 min walk
Edgware Underground StationNorthern
20 min walk
No bus stops within 400m

38

Walkability score

40

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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park555m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Iceland Customer Car Park
555m
🅿️
Blood Donor Parking
786m

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: 11.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 3.7 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

3 min walk

69%

Recommend GP

69%

Overall GP experience

11

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 900 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

41

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketA Day Fresh · 171 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)

692m

Post office

Nearby shops

Food 4 Less732 m
Hamilton News761 m
Ocean Groceries780 m
Sugar & Spice Mini Market821 m

Nearby cafes

Costa641 m
Joe's Bake and Bite815 m
Food for Thought1.1 km

Nearby restaurants

American Fried Express169 m
The Perfect Plaice230 m
Pomodoro Rosso247 m
Marabar738 m

Nearby gyms

Xcelerate Gym907 m

Nearby health

mydentist319 m
Care Dental625 m
Queensbury Dental Surgery745 m
Edgware NHS Walk-In Centre767 m
Food hygiene (5-star)53% of 51

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

BEEHA LIMITED
DSETA CONSULTING LTD
DYNASTY PROPERTY GROUP LTD
JOY REFURBISHMENT UK LTD
KP LEGAL SERVICES LTD

+2 more

Investment

Investment grade, yield and market outlook

51

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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

35.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,801m
Crossrail 2 route12,725m

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)
5
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)
5
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
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
The Flying Eagle Public House, The Flying Eagle Public House, Mollison Way, Edgware, HA8 5QH6 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

Live in HA8 5SE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA8 5SE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

Similar postcodes

Frequently asked questions

📍 Track HA8 5SE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA8 5SE

Full postcodeHA8 5SE
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.599236
Longitude-0.276730
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