Edgware · Harrow · Harrow East constituency · 51.60280, -0.28200

HA8 6DE— Edgware, Harrow

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

The family fortress

 

Schools 100%Safety 82/100Transport 22/100Yield 4.66%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
82
Schools
90
Transport
22
Environment
59
Investment
58

The bottom line

HA8 6DE 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 catches: 58 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 6DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for HA8 6DE

🛡️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 6DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Krishna Avanti Primary School

Not yet inspected · Inspected Jun 2025 · 2 min walk

KS2: 110.9

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 7 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 · 84 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

+3% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour19%
Other18%
Burglary15%
Vehicle crime13%
Drug offences5%
Theft4%
Robbery4%

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) · 1.1km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area108 m²

EPC breakdown

C
1%
D
6%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 94%Terraced 6%

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£270,000
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

1995–2019 · CAGR

+7.8%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.4%

per year

Acceleration

-51.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached93.3%
Terraced6.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£84k£138k+64.5%1.5
Post-dot-com plateau2001–2001£145k£145k+0%1
Pre-crash peak2006–2007£316k£350k+10.7%1.5
Brexit uncertainty2018–2019£520k£503k-3.4%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
7%
District
7.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
12 min walk
Mill Hill Broadway

Nearby stations

Queensbury Underground StationJubilee
13 min walk
Canons Park Underground StationJubilee
13 min walk
Burnt Oak Underground StationNorthern
16 min walk
Edgware Underground StationNorthern
16 min walk
Kingsbury Underground StationJubilee
25 min walk
No bus stops within 400m

20

Walkability score

19

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park192m
Santander docks (800m)0
Nearest cycle dock7.2 km

Nearby car parks

🅿️
Blood Donor Parking
705m
🅿️
Iceland Customer Car Park
773m

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: 12.2 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 19%
More green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 4.3 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

12

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 867 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

32

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (1.0 km)

Nearest supermarketHak Food Centre · 580 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)

1.4km

Post office

Nearby shops

Food 4 Less902 m
Hamilton News915 m
Sugar & Spice Mini Market978 m
Elite Food and Wine1.1 km

Nearby cafes

Lisbon Deli Café728 m
Food for Thought737 m
Joe's Bake and Bite968 m

Nearby restaurants

Pomodoro Rosso566 m
The Perfect Plaice568 m
American Fried Express632 m
Marabar904 m

Nearby pubs

The Three Wishes1.0 km

Nearby gyms

Xcelerate Gym662 m

Nearby health

mydentist573 m
Edgware NHS Walk-In Centre732 m
Queensbury Dental Surgery907 m
The Old Red Hill Clinic (Barnet Adolescent Services)1.0 km
Food hygiene (5-star)61% of 51

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ASK ACCOUNTANTS & BUSINESS ADVISORS LTD
GUARD IQ LTD
MAJKUR LTD
SHALIGRAM INFOTECH LTD
TECHOICEUK LTD

Investment

Investment grade, yield and market outlook

58

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 score15/100
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

24.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,339m
Crossrail 2 route13,257m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,612 nationally

1,822

Est. population

9,115/km²

61%

Employed

38%

Degree educated

£43,100

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

24%
20%
23%
19%
14%
Under 1825%
18–3420%
35–4923%
50–6419%
65+14%

Tenure

38%
31%
29%
Own outright38%
Own (mortgage)31%
Private rent29%
Social rent2%
Shared ownership0%

Ethnicity

23%
49%
White British12%
White Other23%
Asian49%
Black5%
Mixed2%
Other9%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine19%
No car household15%
Unemployed3%
No qualifications25%

Housing tenure (Census 2021)

Private rent29%
Social rent2%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (3 years)
4
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
189 homes · Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ
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
69, 69, Bacon Lane, Edgware, HA8 5AX3 homes
completed
205A, 205A, Camrose Avenue, HA8 6DG3 homes
completed
110, 110, Broomgrove Gardens, Edgware, HA8 5RL2 homes
completed
Milford Gardens, Edgware, HA8 6EY2 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 6DE

Full postcodeHA8 6DE
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.602802
Longitude-0.281996
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