Edgware · Harrow · Harrow East constituency · 51.60939, -0.28234

HA8 6LR— Edgware, Harrow

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100Yield 4.66%⚠ Knotweed sites nearby

Best for: Families, Investors

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

Liveability
58
Safety
80
Schools
90
Transport
31
Environment
57
Investment
69

The bottom line

HA8 6LR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors 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 6LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+8.1% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for HA8 6LR

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 6LR 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 · 7 min walk

KS2: 110.9

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 14 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 · 93 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.0 incidents per 1,000 residents

Better than 50% of London
→ Stable

+13% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences25%
Other18%
Vehicle crime13%
Theft6%
Burglary6%
Robbery5%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.2km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Street mix

Terraced 88%Other 13%

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

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

Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2010 · CAGR

+-14.9%

Total change

-77%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.1%

per year

Acceleration

-93.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£450k£133k-70.6%1.7
Pre-crash peak2005–2005£195k£195k+0%1
GFC & correction2010–2010£105k£105k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+8.2% alpha

Terraced+8.2% α
Local
17.8%
District
9.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position10

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
8.2 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
9 min walk
Canons Park Underground StationJubilee
11 min walk
Burnt Oak Underground StationNorthern
18 min walk
Queensbury Underground StationJubilee
21 min walk
Stanmore Underground StationJubilee
23 min walk
No bus stops within 400m

32

Walkability score

42

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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park218m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
551m
🅿️
Blood Donor Parking
743m

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: 12.8 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 55%
More green space than 91% of London

Nearest SSSI: Bentley Priory SSSI — 3.6 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

4 min walk

9

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 418 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketGreens International Food Centre · 740 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

776m

Post office

Nearby shops

Elite Food and Wine343 m
Wenzel's669 m
Food Centre686 m
Shefa Mehadrin820 m

Nearby cafes

Lisbon Deli Café6 m
Food for Thought358 m
Caffè Nero563 m
Starbucks579 m

Nearby restaurants

Zan Zi Bar257 m
Domino's277 m
Little Resham345 m
Il Mascalzone492 m

Nearby pubs

The Three Wishes331 m

Nearby gyms

Xcelerate Gym501 m

Nearby pharmacies

Boots623 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)418 m
Edgware NHS Walk-In Centre807 m
Small Dental1.1 km
Food hygiene (5-star)47% of 88

Business

Local businesses registered here

Active businesses
554
New (last 12 months)
75
Dissolved (last 12 months)
0
Industry diversity
125
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

126 GRAHAM ROAD LIMITED
149 AMHURST ROAD RTM COMPANY LIMITED
2 ARROWS PROPERTIES LTD
3&5 HOLDING LTD
37A FILMS LTD

+15 more

Investment

Investment grade, yield and market outlook

69

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

21

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,866m
Crossrail 2 route13,746m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,428 nationally

1,878

Est. population

6,879/km²

57%

Employed

41%

Degree educated

£45,400

Median income

8.0%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

23%
24%
22%
13%
18%
Under 1823%
18–3424%
35–4922%
50–6413%
65+18%

Tenure

29%
17%
51%
Own outright29%
Own (mortgage)18%
Private rent51%
Social rent3%
Shared ownership1%

Ethnicity

23%
27%
31%
White British23%
White Other27%
Asian31%
Black8%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine18%
No car household33%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent51%
Social rent3%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
10
Local approval rate
17%
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)
21
Largest scheme
189 homes · Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ
Pipeline pressure
NONE

Named schemes (500m)

Middlesex House, 29 - 45, Middlesex House, 29 - 45, High Street, Edgware, HA8 7UU165 homes
completed
Stonegrove Filling Station, Stonegrove Filling Station, High Street, Edgware, HA8 7SY26 homes
completed
186, High Street, HA8 7EX20 homes
completed
SHELL GARAGE SITE, 162-166, SHELL GARAGE SITE, 162-166, HIGH STREET, EDGWARE, HA813 homes
completed
Trinominis House, 125 - 129, Trinominis House, 125 - 129, High Street, HA8 7DB10 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 6LR

Full postcodeHA8 6LR
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.609390
Longitude-0.282339
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
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