Centenary · Harrow · Harrow East constituency · 51.59763, -0.28841

HA8 6BA— Centenary, Harrow

Location and area intelligence for HA8 6BA, Centenary, Harrow

The family fortress

 

Schools 75%Safety 88/100Transport 37/100~5% 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
59
Safety
88
Schools
90
Transport
37
Environment
54
Investment
49

The bottom line

HA8 6BA 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: 48 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 6BA

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 6BA

🛡️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 6BA 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 · 8 min walk

KS2: 108.0

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 3 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 79 min walk

7 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 926m

Crime is 62% 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£5,395/m²
Price per ft²£501/ft²
Avg floor area105.6 m²

EPC breakdown

B
2%
C
4%
D
5%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 71%Terraced 29%

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£264,000
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, 150 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

1997–2025 · CAGR

+6.6%

Total change

+499%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

-62.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached71.4%
Terraced28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£94k£94k+0%1
Post-dot-com plateau2001–2004£190k£270k+42.1%1
GFC & correction2009–2009£320k£320k+0%1
Help-to-Buy recovery2016–2016£534k£534k+0%2
Current market2025–2025£560k£560k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Queensbury Underground StationJubilee line
4.9 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
5 min walk
Canons Park Underground StationJubilee
15 min walk
Kingsbury Underground StationJubilee
20 min walk
Burnt Oak Underground StationNorthern
22 min walk
Edgware Underground StationNorthern
25 min walk
No bus stops within 400m

23

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★48 min
Victoria50 min ↑
Waterloo50 min ↑
Canary Wharf58 min ↑
City55 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park437m
Santander docks (800m)0
Nearest cycle dock7.2 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 waterLOW
Low
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: 12.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 25%
More green space than 81% of London

Nearest SSSI: Bentley Priory SSSI — 3.9 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

HONEYPOT MEDICAL CENTRE

404 HONEYPOT LANE, HA7 1JP

5 min walk

86%

Recommend GP

86%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 909 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (1.0 km)

Nearest supermarketTriple A Cash and Carry · 487 m
2 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)

2.1km

Post office

Nearby shops

Hamilton News387 m
Food 4 Less405 m
Sugar & Spice Mini Market423 m
Mace557 m

Nearby cafes

Joe's Bake and Bite412 m

Nearby restaurants

Chicken Land391 m
Hungry Head398 m
Marabar400 m
Everest Spice465 m

Nearby pubs

Jürgen's Lounge1.0 km

Nearby health

Queensbury Dental Surgery396 m
mydentist539 m
The Medical Centre765 m
Food hygiene (5-star)52% of 50

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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&K BTL LIMITED
FAST TO KILL PEST EXPERTS LTD
FURNIPLUS LTD
R RAJPUT LTD
THENOAH LTD

Investment

Investment grade, yield and market outlook

49

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,283m
Crossrail 2 route13,263m

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)
1
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)
6
Largest scheme
194 homes · Car Park North East of Morrisons, Honeypot Lane, NW9 & Vacant Land at the junction of Westmoreland Road, NW9 and Cumberland Road, Stanmore, HA7, Car Park North East of Morrisons
Pipeline pressure
NONE

Named schemes (500m)

Freetrade House, Freetrade House, Lowther Road, HA7 1EP14 homes
completed
QUEENSBURY LODGE, QUEENSBURY LODGE, HONEYPOT LANE, HA7 1DY11 homes
completed
Everton Court, 206-228 & 278-292, Everton Court, 206-228 & 278-292, Honeypot Lane, Stanmore, HA7 1DZ10 homes
completed
Everton Court, Everton Court, Honeypot Lane, Stanmore, HA7 1ET8 homes
completed
Land between 228 & 230 Everton Court, Land between 228 & 230 Everton Court, Honeypot Lane, Stanmore, HA7 1DZ3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.8%
Ward turnout
113%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Govind BharadiaConservative
David Julian AshtonConservative
Salim ChowdhuryConservative

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Key facts for HA8 6BA

Full postcodeHA8 6BA
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCentenary
Latitude51.597627
Longitude-0.288414
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