Edgware · Harrow · Harrow East constituency · 51.60104, -0.28668

HA8 6AD— Edgware, Harrow

Location and area intelligence for HA8 6AD, Edgware, Harrow

The family fortress

 

Schools 75%Safety 88/100Transport 26/100Yield 4.66%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
88
Schools
90
Transport
26
Environment
61
Investment
62

The bottom line

HA8 6AD 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 6AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.1% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for HA8 6AD

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 6AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Camrose Primary With Nursery

Good · Inspected Jul 2024 · 4 min walk

KS2: 108.0

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 2 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 83 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.6 incidents per 1,000 residents

Better than 83% of London
→ Stable

-57% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour17%
Other15%
Burglary15%
Vehicle crime11%
Drug offences7%
Theft4%
Robbery0%

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) · 811m

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area72.5 m²

EPC breakdown

C
2%
D
8%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 100%

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£181,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 75 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

1995–2023 · CAGR

+7.3%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-30.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£133k+84%1.6
Post-dot-com plateau2001–2004£144k£220k+53.3%3.3
Pre-crash peak2005–2007£205k£264k+28.8%1
GFC & correction2012–2012£250k£250k+0%1
Help-to-Buy recovery2015–2016£385k£425k+10.4%1
Brexit uncertainty2017–2018£405k£425k+4.9%1
Pandemic surge2021–2021£540k£540k+0%1
Rate-rise correction2023–2023£521k£521k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
6.1%
District
5.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
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
9.2 min walk
Kenton

Nearby stations

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

19

Walkability score

20

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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock7.3 km

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: 12.3 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 28%
More green space than 96% of London

Nearest SSSI: Bentley Priory SSSI — 3.8 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

8 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketHak Food Centre · 665 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)

1.7km

Post office

Nearby shops

Hamilton News701 m
Food 4 Less702 m
Sugar & Spice Mini Market755 m
Mace860 m

Nearby cafes

Joe's Bake and Bite744 m
Canons Perk954 m
Lisbon Deli Café971 m

Nearby restaurants

Pomodoro Rosso599 m
The Perfect Plaice612 m
Chicken Land700 m
Hungry Head701 m

Nearby health

mydentist558 m
Queensbury Dental Surgery701 m
Food hygiene (5-star)65% of 20

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

D KAY INVESTMENTS LTD
HNV PARTS UK LTD
ILLYRIAN CLEANING SERVICES LTD
TECHROCK LIMITED

Investment

Investment grade, yield and market outlook

62

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

26.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,444m
Crossrail 2 route13,392m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,356 nationally

2,199

Est. population

11,821/km²

60%

Employed

32%

Degree educated

£49,200

Median income

3.2%

Claimant rate

SuburbanHigh densityMixed

41

Community stability

Age profile

27%
25%
20%
18%
Under 1827%
18–3425%
35–4920%
50–6418%
65+10%

Tenure

28%
27%
39%
Own outright28%
Own (mortgage)27%
Private rent39%
Social rent5%
Shared ownership0%

Ethnicity

19%
63%
White British10%
White Other19%
Asian63%
Black4%
Mixed1%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household17%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent39%
Social rent5%

vs. London

Income vs London+17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
2
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)
7
Largest scheme
14 homes · Freetrade House, Freetrade House, Lowther Road, HA7 1EP
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
54, 54, St. Brides Avenue, Camrose Avenue, Edgware, HA8 6BS6 homes
completed
205A, 205A, Camrose Avenue, HA8 6DG3 homes
completed
95, 95, Dale Avenue, Edgware, HA8 6AB2 homes
completed
16, 16, Merlin Crescent, Edgware, HA8 6JE2 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 6AD

Full postcodeHA8 6AD
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.601036
Longitude-0.286683
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