Edgware · Harrow · Harrow East constituency · 51.60721, -0.27569

HA8 5TX— Edgware, Harrow

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 79/100Transport 33/100Yield 4.66%
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Strong schools, limited transport — ideal for car-owning families

Area score
61
Safety
79
Schools
90
Transport
33
Environment
55
Investment
66

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Location

HA8 5TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for HA8 5TX

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

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How HA8 5TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Edgware Primary School

Not yet inspected · 4 min walk

KS2: 105.1

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 15 min walk

P8: -0.04A8: 48.1

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 · 89 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.6 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+33% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour14%
Vehicle crime13%
Burglary10%
Drug offences5%
Theft4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +18% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Edgware Underground StationNorthern line
8.5 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
9 min walk
Burnt Oak Underground StationNorthern
12 min walk
Canons Park Underground StationJubilee
16 min walk
Queensbury Underground StationJubilee
20 min walk
Mill Hill BroadwayNational Rail
24 min walk
No bus stops within 400m

31

Walkability score

33

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

55

Car parks (800m)

0

EV chargers (800m)

Nearest car park135m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Blood Donor Parking
226m
🅿️
The Broadwalk Shopping Centre Car Park· yes
467m
🅿️
Iceland Customer Car Park
611m

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 31%
More green space than 86% of London

Nearest SSSI: Brent Reservoir SSSI — 4.5 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

BACON LANE SURGERY

11 BACON LANE, HA8 5AT

3 min walk

82%

Recommend GP

82%

Overall GP experience

11

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 337 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (647 m)

Nearest supermarketIceland · 621 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)

852m

Post office

Nearby shops

Elite Food and Wine672 m
Wenzel's729 m
Food Centre750 m
Shefa Mehadrin947 m

Nearby cafes

Food for Thought202 m
Lisbon Deli Café521 m
Costa607 m
walk & eat640 m

Nearby restaurants

Little Resham476 m
Domino's490 m
Il Mascalzone574 m
Zan Zi Bar592 m

Nearby pubs

The Three Wishes647 m

Nearby gyms

Xcelerate Gym22 m

Nearby pharmacies

Boots636 m

Nearby health

Edgware NHS Walk-In Centre290 m
Edgware Community Hospital337 m
The Old Red Hill Clinic (Barnet Adolescent Services)480 m
Deansbrook Care Centre762 m
Food hygiene (5-star)46% of 138

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

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 score17/100
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

28.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,370m
Crossrail 2 route13,240m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,717 nationally

2,508

Est. population

11,522/km²

63%

Employed

43%

Degree educated

£43,100

Median income

7.5%

Claimant rate

Inner cityHigh densityEstablished mixed

37

Community stability

Age profile

27%
25%
25%
14%
Under 1827%
18–3425%
35–4925%
50–6414%
65+9%

Tenure

19%
27%
39%
Own outright19%
Own (mortgage)27%
Private rent39%
Social rent12%
Shared ownership3%

Ethnicity

27%
37%
White British12%
White Other27%
Asian37%
Black11%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine18%
No car household35%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent39%
Social rent12%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
14
Local approval rate
33%
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)
17
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ189 homes
completed
Middlesex House, 29 - 45, Middlesex House, 29 - 45, High Street, Edgware, HA8 7UU165 homes
completed
FORMER BOOSEY & HAWKES SITE, FORMER BOOSEY & HAWKES SITE, DEANSBROOK ROAD, Barnet, HA8 9BB147 homes
completed
Barkeley House, 18-24, Barkeley House, 18-24, High Street, Edgware, HA8 7RP44 homes
completed
9-17, 9-17, High Street, Edgware, HA8 7EE31 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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Compare Harrow with nearby boroughs:

Harrow vs BarnetHarrow vs HillingdonHarrow vs Brent

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Key facts for HA8 5TX

Full postcodeHA8 5TX
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.607215
Longitude-0.275692
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