Centenary · Harrow · Harrow East constituency · 51.59759, -0.28647

HA8 6BE— Centenary, Harrow

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

The family fortress

 

Schools 75%Safety 86/100Transport 37/100Yield 4.66%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
86
Schools
90
Transport
37
Environment
54
Investment
60

The bottom line

HA8 6BE 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 6BE

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-47.0% vs London avg

Deep-dive guides for HA8 6BE

🛡️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 6BE 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 · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.8 incidents per 1,000 residents

Better than 75% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour21%
Burglary14%
Other13%
Theft10%
Vehicle crime10%
Drug offences5%
Robbery3%

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) · 1.0km

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area86.2 m²

EPC breakdown

C
3%
D
6%
E
1%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 7%Terraced 93%

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£215,500
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

1996–2016 · CAGR

+10%

Total change

+577%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.2%

per year

Acceleration

-15.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced92.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£74k£181k+146.3%1.2
Post-dot-com plateau2001–2003£145k£145k+0%1
Pre-crash peak2005–2005£282k£282k+0%1
GFC & correction2009–2012£370k£282k-23.8%1
Help-to-Buy recovery2015–2016£398k£498k+25.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
4.5 min walk
Kenton

Nearby stations

Queensbury Underground StationJubilee
5 min walk
Canons Park Underground StationJubilee
16 min walk
Kingsbury Underground StationJubilee
19 min walk
Burnt Oak Underground StationNorthern
21 min walk
Edgware Underground StationNorthern
24 min walk
No bus stops within 400m

28

Walkability score

21

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 park485m
Santander docks (800m)0
Nearest cycle dock7.1 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: 12.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 43%
More green space than 81% of London

Nearest SSSI: Brent Reservoir SSSI — 4.0 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

7 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 847 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Jürgen's Lounge (986 m)

Nearest supermarketHak Food Centre · 568 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)

1.4km

Post office

Nearby shops

Hamilton News322 m
Food 4 Less329 m
Sugar & Spice Mini Market373 m
Mace684 m

Nearby cafes

Joe's Bake and Bite362 m

Nearby restaurants

Chicken Land323 m
Hungry Head326 m
Marabar327 m
Sugar and Spice Lounge409 m

Nearby pubs

Jürgen's Lounge986 m

Nearby health

Queensbury Dental Surgery326 m
mydentist404 m
Food hygiene (5-star)49% of 37

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

E

High street health

Investment

Investment grade, yield and market outlook

60

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

29.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,179m
Crossrail 2 route13,151m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,945 nationally

1,812

Est. population

11,537/km²

65%

Employed

33%

Degree educated

£49,200

Median income

4.9%

Claimant rate

SuburbanHigh densityMixed

45

Community stability

Age profile

21%
27%
22%
18%
Under 1821%
18–3427%
35–4922%
50–6418%
65+12%

Tenure

35%
29%
35%
Own outright35%
Own (mortgage)29%
Private rent35%
Social rent1%
Shared ownership0%

Ethnicity

23%
55%
White British9%
White Other23%
Asian55%
Black4%
Mixed1%
Other8%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household17%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Private rent35%
Social rent1%

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)
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
Former Clinic/Scout Hut, Rear of, Former Clinic/Scout Hut, Rear of, Tenby Road, Edgware, HA8 6DP10 homes
completed
95, 95, Dale Avenue, Edgware, HA8 6AB2 homes
completed
55, 55, Reynolds Drive, Edgware, HA8 5PU2 homes
completed
24, 24, Nolton Place, HA8 6DL2 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 6BE

Full postcodeHA8 6BE
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCentenary
Latitude51.597589
Longitude-0.286466
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