Edgware · Harrow · Harrow East constituency · 51.60725, -0.28869

HA8 6HT— Edgware, Harrow

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
80
Schools
90
Transport
31
Environment
67
Investment
45

The bottom line

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

The catches: 58 min to london bridge — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 6HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for HA8 6HT

🛡️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 6HT 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 · 5 min walk

KS2: 108.0

★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 92 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+22% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour17%
Other17%
Burglary16%
Vehicle crime6%
Drug offences4%
Theft3%
Robbery3%

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) · 735m

Crime is +7% above 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£7,084/m²
Price per ft²£658/ft²
Avg floor area73.4 m²

EPC breakdown

C
8%
D
11%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 64%Terraced 36%

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£183,500
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, 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

1998–2025 · CAGR

+7.2%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.0%

per year

Acceleration

-67.12

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached63.6%
Terraced36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£80k£120k+49.9%1
Pre-crash peak2005–2006£213k£250k+17.6%1
Help-to-Buy recovery2015–2016£525k£288k-45.2%1.5
Pandemic surge2021–2021£495k£495k+0%2
Current market2025–2025£520k£520k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Canons Park Underground StationJubilee line
5 min walk
Kenton

Nearby stations

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

12

Walkability score

6

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park468m
Santander docks (800m)0
Nearest cycle dock7.7 km

Nearby car parks

🅿️
Canons Park Station Car Park
468m

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: 12.9 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 3.3 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

MSE ICB ADHD BODY AND MIND

8TH FLOOR, ELIZABETH HOUSE, 54-58 HIGH STREET, HA8 7EJ

10 min walk

4

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 917 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (782 m)

Nearest supermarketTriple A Cash and Carry · 1.3 km
10 tennis courts1 swimming pools1 sports halls

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)

1.6km

Post office

Nearby shops

Elite Food and Wine783 m

Nearby cafes

Canons Perk468 m
Lisbon Deli Café495 m
Good Friends Cafe823 m

Nearby restaurants

Melissa454 m
Cannons Tandoori478 m
Zan Zi Bar722 m
Domino's773 m

Nearby pubs

The Three Wishes782 m
Food hygiene (5-star)70% of 20

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

FLOWER PARADISE LTD
GS7 IT CONSULTANTS LTD
LAYA HOUSE LTD
MONTAGUE LTD
PARKSIDE CARS LONDON LTD

+4 more

Investment

Investment grade, yield and market outlook

45

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 score12/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

28.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,016m
Crossrail 2 route13,929m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,675 nationally

1,362

Est. population

15,235/km²

52%

Employed

34%

Degree educated

£43,100

Median income

8.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

40

Community stability

Age profile

27%
21%
21%
16%
15%
Under 1827%
18–3421%
35–4921%
50–6416%
65+15%

Tenure

22%
16%
26%
35%
Own outright22%
Own (mortgage)16%
Private rent26%
Social rent35%
Shared ownership0%
Rent free1%

Ethnicity

18%
20%
28%
19%
White British18%
White Other20%
Asian28%
Black19%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household36%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Social rent35%
Private rent26%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
215 homes · Phases 7-9 of redevelopment of Government Buildings, Phases 7-9 of redevelopment of Government Buildings, Honeypot Lane, Stanmore, HA7 1BB
Pipeline pressure
NONE

Named schemes (500m)

Former Edgware Tennis Club &, 104, Former Edgware Tennis Club &, 104, Whitchurch Gardens, HA8 6DB8 homes
completed
37, 37, Whitchurch Gardens, Edgware, HA8 6PF4 homes
completed
141, 141, Whitchurch Lane, Edgware, HA8 6NZ3 homes
completed
66, 66, Chandos Crescent, HA8 6HL3 homes
completed
133, 133, Whitchurch Lane, Edgware, HA8 6NZ3 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 6HT

Full postcodeHA8 6HT
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.607252
Longitude-0.288688
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