Edgware · Harrow · Harrow East constituency · 51.60632, -0.27804

HA8 6EB— Edgware, Harrow

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

The family fortress

 

Schools 100%Safety 79/100Transport 32/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
60
Safety
79
Schools
90
Transport
32
Environment
54
Investment
52

The bottom line

HA8 6EB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 54 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 6EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA8 6EB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA8 6EB 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 · 4 min walk

KS2: 110.9

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 13 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 88 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.4km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,154/m²
Price per ft²£572/ft²
Avg floor area97.2 m²

EPC breakdown

C
6%

Based on 6 properties · Confidence: low

Street mix

Semi 44%Terraced 56%

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£243,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 250 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

2004–2025 · CAGR

+3.5%

Total change

+108%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

-52.76

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached44.4%
Terraced55.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£297k£297k+0%6
Help-to-Buy recovery2013–2013£385k£385k+0%1
Current market2024–2025£600k£619k+3.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53

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
10 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
11 min walk
Burnt Oak Underground StationNorthern
13 min walk
Canons Park Underground StationJubilee
15 min walk
Queensbury Underground StationJubilee
18 min walk
Mill Hill BroadwayNational Rail
27 min walk
No bus stops within 400m

25

Walkability score

37

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

48

Car parks (800m)

0

EV chargers (800m)

Nearest car park288m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Blood Donor Parking
341m
🅿️
The Broadwalk Shopping Centre Car Park· yes
601m
🅿️
Iceland Customer Car Park
646m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB25% green spaceTree canopy: 25%
More green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 4.4 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

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 490 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (674 m)

Nearest supermarketHak Food Centre · 913 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)

968m

Post office

Nearby shops

Elite Food and Wine696 m
Wenzel's844 m
Food Centre864 m
Shefa Mehadrin1.1 km

Nearby cafes

Food for Thought274 m
Lisbon Deli Café451 m
Costa730 m
Caffè Nero763 m

Nearby restaurants

Domino's528 m
Little Resham541 m
Zan Zi Bar605 m
Il Mascalzone670 m

Nearby pubs

The Three Wishes674 m

Nearby gyms

Xcelerate Gym190 m

Nearby pharmacies

Boots758 m

Nearby health

Edgware NHS Walk-In Centre397 m
Edgware Community Hospital490 m
The Old Red Hill Clinic (Barnet Adolescent Services)570 m
mydentist974 m
Food hygiene (5-star)47% of 111

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AYAAN CHILLIES LIMITED

Investment

Investment grade, yield and market outlook

52

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 / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,414m
Crossrail 2 route13,297m

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)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
11
Local approval rate
40%
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)
23
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
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
1A, 1A, Deansbrook Road, Edgware, HA8 9BE27 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 6EB

Full postcodeHA8 6EB
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.606323
Longitude-0.278036
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