Edgware · Harrow · Harrow East constituency · 51.60602, -0.27998

HA8 6EX— Edgware, Harrow

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

The family fortress

 

Schools 100%Safety 79/100Transport 30/100Yield 4.66%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
79
Schools
90
Transport
30
Environment
53
Investment
66

The bottom line

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

The catches: 54 min to victoria — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 6EX

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 6EX

🛡️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 6EX 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 · 3 min walk

KS2: 110.9

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 11 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 88 min walk

6 primaries · 1 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) · 1.2km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area88.2 m²

EPC breakdown

C
4%
D
9%
E
6%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 97%Terraced 3%

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£220,500
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
WallsCavity wall, 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

1996–2021 · CAGR

+4%

Total change

+167%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.7%

per year

Acceleration

-63.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached97%
Terraced3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£164k+86.4%1.8
Post-dot-com plateau2001–2004£185k£266k+43.8%1.8
Pre-crash peak2005–2007£265k£305k+15.1%1
GFC & correction2008–2012£293k£375k+28%1.6
Help-to-Buy recovery2013–2016£380k£520k+36.9%1
Brexit uncertainty2017–2017£490k£490k+0%1
Pandemic surge2020–2021£530k£235k-55.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
9.5%
District
8.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
10.9 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
11 min walk
Canons Park Underground StationJubilee
13 min walk
Burnt Oak Underground StationNorthern
15 min walk
Queensbury Underground StationJubilee
17 min walk
Stanmore Underground StationJubilee
28 min walk
No bus stops within 400m

20

Walkability score

31

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

29

Car parks (800m)

0

EV chargers (800m)

Nearest car park340m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Blood Donor Parking
473m
🅿️
The Broadwalk Shopping Centre Car Park· yes
689m
🅿️
Iceland Customer Car Park
737m

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 waterMEDIUM
Medium
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: 12.4 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 31%
More green space than 79% of London

Nearest SSSI: Brent Reservoir SSSI — 4.5 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

4 min walk

82%

Recommend GP

82%

Overall GP experience

11

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 627 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (685 m)

Nearest supermarketHak Food Centre · 886 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)

1.0km

Post office

Nearby shops

Elite Food and Wine704 m
Wenzel's912 m
Food Centre931 m
Shefa Mehadrin1.1 km

Nearby cafes

Food for Thought356 m
Lisbon Deli Café406 m
Costa805 m
Caffè Nero821 m

Nearby restaurants

Domino's557 m
Little Resham586 m
Zan Zi Bar611 m
Il Mascalzone730 m

Nearby pubs

The Three Wishes685 m

Nearby gyms

Xcelerate Gym322 m

Nearby pharmacies

Boots833 m

Nearby health

Edgware NHS Walk-In Centre526 m
Edgware Community Hospital627 m
The Old Red Hill Clinic (Barnet Adolescent Services)630 m
mydentist924 m
Food hygiene (5-star)46% of 87

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

A

High street health

Registered businesses

AUEBERE LTD
ELYA HOME LTD
H&JJR LTD
PRECISE CURTAINS LIMITED
VIVAANS ENTERPRISE LTD

Investment

Investment grade, yield and market outlook

66

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

23.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,486m
Crossrail 2 route13,377m

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)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
12
Local approval rate
33%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
189 homes · Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ
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
Grosvenor House, Grosvenor House, High Street, HA8 7TA25 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 6EX

Full postcodeHA8 6EX
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.606019
Longitude-0.279983
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